458 NW Ivy Gln · Lake City, FL 32055

$239,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 37 Days on market

Built 2025 1.28 ac lot ↓ 9% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Brand new and never occupied, this beautiful home sits on 1.28 private acres bordered on three sides by natural hardwoods, offering the perfect blend of privacy and convenience. Located on the north side of Lake City and less than 10 minutes from town, you’ll enjoy peaceful country living with easy access to shopping, dining, and schools. Step inside to an open-concept floor plan designed for both everyday living and entertaining. The spacious kitchen features beautiful cabinetry, ample countertop space, and stainless steel appliances, all overlooking the bright and inviting living area. Large windows and sliding glass doors fill the home with natural light and create a seamless conne

Key facts

• Private acres
• Large windows
• Spacious kitchen

Tags

• PRIVATE ACRES
• NATURAL HARDWOODS
• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE WINDOWS

Property features AI

Finance

• Other: Lot approximately 1.28 acres; Zoned residential

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Manufactured home; Single-story
• Construction: Frame construction
• Exterior features: Shingle roof; New construction

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Microwave
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Dishwasher; Electric cooktop; Refrigerator; Microwave

🏗️ New construction. The $239,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $201,096.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (35.3% below list).
• Recommended offer: $155k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 145 active listings in the ZIP; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k 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.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $154,573 (35.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $201,096
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 NW Olive Gln	0.22mi	2/2.0 (-1)	1,620 (+7%)	10mo	$215,000	$133	65
354 NW Whitley Gln	0.71mi	4/2.0 (+1)	1,560 (+3%)	19mo	$160,000	$103	41

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $98,807
• Equity at exit: $181,163

10-year hold

• IRR: 19.6%
• Equity multiple: 6.32×
• Total profit: $299,462
• Equity at exit: $390,685

Cash invested: $56,307 (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 32055

• Home prices YoY: 24.1%
• Active inventory: 145
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$1,055
• Tax est. 1.5%: −$251 /mo · $3,016/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-169

Break-even live

Break-even rent $1,759

Max offer price $176,699

Occupancy floor —

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: $50,274
• Closing costs: $6,033
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $239,000 Active 37 DOM
2. 2026-06-18
   days on market $239,000 Active 36 DOM
3. 2026-06-17
   days on market $239,000 Active 35 DOM
4. 2026-06-16
   days on market $239,000 Active 34 DOM
5. 2026-06-15
   days on market $239,000 Active 33 DOM
6. 2026-06-14
   days on market $239,000 Active 31 DOM
7. 2026-06-12
   pricedays on market $239,000 Active 30 DOM
8. 2026-06-09
   days on market $245,000 Active 27 DOM
9. 2026-06-08
   days on market $245,000 Active 26 DOM
10. 2026-06-07
    days on market $245,000 Active 25 DOM
11. 2026-06-05
    days on market $245,000 Active 22 DOM
12. 2026-06-03
    days on market $245,000 Active 21 DOM
13. 2026-06-02
    days on market $245,000 Active 20 DOM
14. 2026-06-01
    days on market $245,000 Active 19 DOM
15. 2026-05-31
    days on market $245,000 Active 18 DOM
16. 2026-05-30
    days on market $245,000 Active 17 DOM
17. 2026-05-13
    listed $245,000 Active
18. 2026-02-04
    price $259,900
19. 2025-11-18
    listed $269,900 Active

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

Taxation est. · year 1

• Rental income: $18,549
• − Mortgage interest: −$11,265
• − Property taxes: −$3,016
• − Insurance: −$1,005
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,850
• Taxable loss: −$5,556
• Est. tax savings @ 24.0%: +$1,333
• After-tax cash flow: $-690/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

• County: Columbia County · 40,507 people
• City population: 40,507
• Metro: Lake City, FL
• Population (ZIP): 17,559
• Household income: $61,111
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 391.0

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: Majority White (61%)
• Race & ethnicity: White 61% Black 29% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 67.79%
• Current HPI: 348.8923
• Rent YoY: —
• Metro: Lake City, FL
• 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

-9.2% since first listed

3 events — show timeline

• 2026-05-13 Listed $245,000 NFMLS
• 2026-02-04 Price Changed $259,900 NFMLS
• 2025-11-18 Listed $269,900 NFMLS