187 SE Tevis Ave · Lake City, FL 32025

$289,000

3 bd · 2.0 ba · 2,021 sqft · SingleFamily public records · 83 Days on market

Built 1976 1.00 ac lot ↓ 4% 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.0/10.0

Listing remarks

PRICE REDUCED!! Absolutely charming home in a well-established quiet little neighborhood! This place has so much to offer! Three bedrooms, two baths with a bonus room that could easily become a fourth bedroom. Peaceful little living room for sitting with guests or for quiet time adjoins a huge family room that boasts a massive wood burning fireplace that has been converted to gas (you can change it back or enjoy the ease of gas burning). This house has been meticulously cared for and it shows! The metal roof is less than three years old, brand new windows throughout. Newer laminate floors throughout, hot water heater is less than three years old. Two car carport, back yard is completely fen

Key facts

• Metal roof
• Bonus room
• Huge family room

Tags

• BONUS ROOM
• HUGE FAMILY ROOM
• MASSIVE WOOD BURNING FIREPLACE
• METAL ROOF
• BRAND NEW WINDOWS
• NEWER LAMINATE FLOORS

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Cable available
• Home design: Single-story brick home; Residential property
• Construction: Brick construction; Metal roof
• Exterior features: Patio; Chain link fencing; Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Gas fireplace; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (39.8% below list).
• Recommended offer: $174k (39.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.7% in Lake City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 143 active listings in the ZIP; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $174,075 (39.8% 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 83 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 13.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $134,284
• Equity at exit: $260,354

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $413,247
• Equity at exit: $561,463

Cash invested: $80,920 (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 32025

• Home prices YoY: 6.8%
• Active inventory: 143
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-361

Break-even live

Break-even rent $2,197

Max offer price $225,264

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $289,000 Active 83 DOM
2. 2026-06-18
   days on market $289,000 Active 82 DOM
3. 2026-06-17
   price $289,000 Active 81 DOM
4. 2026-06-17
   days on market $299,000 Active 81 DOM
5. 2026-06-16
   days on market $299,000 Active 80 DOM
6. 2026-06-15
   days on market $299,000 Active 79 DOM
7. 2026-06-14
   days on market $299,000 Active 77 DOM
8. 2026-06-12
   days on market $299,000 Active 76 DOM
9. 2026-06-09
   days on market $299,000 Active 73 DOM
10. 2026-06-08
    days on market $299,000 Active 72 DOM
11. 2026-06-07
    days on market $299,000 Active 71 DOM
12. 2026-06-05
    days on market $299,000 Active 68 DOM
13. 2026-06-03
    days on market $299,000 Active 67 DOM
14. 2026-06-02
    days on market $299,000 Active 66 DOM
15. 2026-06-01
    days on market $299,000 Active 65 DOM
16. 2026-05-31
    days on market $299,000 Active 64 DOM
17. 2026-05-30
    days on market $299,000 Active 63 DOM
18. 2026-04-28
    price $299,000
19. 2026-03-28
    listed $310,000 Active

ⓘ 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: $1,200 · $100/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$1,198/yr (+$100/mo · 99.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,889
• − Mortgage interest: −$16,188
• − Property taxes: −$1,200
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$8,407
• Taxable loss: −$9,694
• Est. tax savings @ 24.0%: +$2,327
• After-tax cash flow: $-2,003/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): 22,948
• Household income: $55,004
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 754.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Serbian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 17.57%
• Current HPI: 276.7253
• 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

-3.5% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $299,000 NFMLS
• 2026-03-28 Listed $310,000 NFMLS

Property tax history

+1.2%/yr

Latest (2025): $1,200 · -0.1% YoY. Source: county tax records.