8456 SW State Road 47 · Lake City, FL 32024

$179,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 13 Days on market

Built 1997 1.03 ac lot Est $154k · 16% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +5.4/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0

Listing remarks MLS

Very well maintained home conveniently located to great schools, rivers, natural springs, and not far from Ft. White. This three bedroom, two bath home sitting on a fenced acre, has been updated throughout including new flooring, cabinets, granite counter tops, fresh paint, new tubs & showers, new sinks and toilets, and more! Metal roof, well maintained HVAC still under warranty, reliable water heater, and newer drain fields. Enjoy coffee on the screened front porch, or enjoy a sunset from the larger back porch. Motivated sellers! Call today!

Key facts

• Fresh paint
• New flooring
• New cabinets

Tags

• FENCED ACRE
• NEW FLOORING
• NEW CABINETS
• GRANITE COUNTER TOPS
• FRESH PAINT
• NEW TUBS

Property features AI

Finance

• Other: Unfurnished; Universal property ID on file
• Financial info: No CDD; Property zoned AG

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Cable available
• Home design: Manufactured single-wide home; Residential property; One story; Faces south; Homesteaded
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Building area 1,655 square feet; Living area 1,216 square feet; Total acreage between 1 and less than 2 (approx. 1.03 acres); Asphalt road access
• Exterior features: Storage

Interior

• Kitchen: Dishwasher; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Split bedroom layout; Window treatments
• Laundry & utility: Washer; Electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.0% vs local median 3.7% in Lake City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#304 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F, employment F.
• Columbia (town): math 53% / reading 54% proficiency, ranked #25 of 73 in FL (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 206 active listings in the ZIP; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Columbia County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $154,432
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8456 SW Hwy 47	0.00mi	3/2.0	1,216 (0%)	9mo	$154,900	$127	93

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 3.45×
• Total profit: $123,321
• Equity at exit: $162,068

10-year hold

• IRR: 27.0%
• Equity multiple: 7.81×
• Total profit: $343,035
• Equity at exit: $349,506

Cash invested: $50,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32024

• Home prices YoY: 7.6%
• Active inventory: 206
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $399

Break-even live

Break-even rent $1,370

Max offer price $179,900

Occupancy floor 74%

Sensitivity live

Price	-10% $501	-5% $450	+0% $399	+5% $348	+10% $297
Rent	-10% $251	-5% $325	+0% $399	+5% $473	+10% $547
Rate	-1.0pp $490	-0.5pp $445	base $399	+0.5pp $352	+1.0pp $305

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $179,900 Active 13 DOM
2. 2026-06-18
   days on market $179,900 Active 12 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   days on market $179,900 Active 11 DOM
5. 2026-06-16
   days on market $179,900 Active 10 DOM
6. 2026-06-15
   days on market $179,900 Active 9 DOM
7. 2026-06-14
   days on market $179,900 Active 7 DOM
8. 2026-06-12
   days on market $179,900 Active 6 DOM
9. 2026-06-09
   days on market $179,900 Active 3 DOM
10. 2026-06-08
    days on market $179,900 Active 2 DOM
11. 2026-06-07
    remarks 541-char remark
12. 2026-06-07
    listed $179,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $771 · $64/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$722/yr (+$60/mo · 93.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,506
• − Mortgage interest: −$10,077
• − Property taxes: −$771
• − Insurance: −$900
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,233
• Taxable income: $1,924
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $4,326/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Columbia
• NCES district ID: 1200360
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $40,053
• Composite: 44.74/100
• National rank: #2750
• State rank: #25 of 73 in FL

Livability — Lake City

• Score: 73/100
• State rank: #304
• US rank: #5154

Category grades

Amenities C- Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 40,507
• Population (ZIP): 20,644

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 68,129 people
• By 2030: 67,501 · -0.9%
• By 2040: 65,465 · -3.9%
• By 2050: 63,058 · -7.4%
• By 2075: 56,291 · -17.4%
• By 2100: 45,243 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Italian 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+50.2) · D 24.6% · R 74.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -33.8pp · 2024: -50.2pp
• All cycles: 2024: R+50.2 2020: R+45.2 2016: R+44.5 2012: R+36.7 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.05%
• Current HPI: 269.4659
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+6.4% since first listed

5 events — show timeline

• 2026-06-06 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Sold (Public Records) $154,900 Public Records
• 2025-09-24 Sold (MLS) $154,900 NFMLS
• 2025-08-28 Price Changed $159,900 NFMLS
• 2025-08-20 Listed $169,000 NFMLS

Property tax history

+2.0%/yr

Latest (2025): $771 · +0.8% YoY. Source: county tax records.