330 SW Davenport Gln · Lake City, FL 32024

$225,000

3 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 35 Days on market

Built 2005 4.01 ac lot ↓ 4% since listing

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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 +14.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Huge 4 bed 2 bath home in great shape, comes with a whole house Generac generator with warranty. solar power and leaf filter with warranty fenced in yard.

Key facts

• Solar power
• Fenced in yard
• 4.01 acre lot

Tags

• WHOLE HOUSE GENERAC GENERATOR
• SOLAR POWER
• FENCED IN YARD

Property features AI

Finance

• Other: Approximately 4 acres; Zoned A-3

Exterior

• Utilities: Private well water
• Home design: Manufactured home; Residential property
• Construction: Frame construction; Shingle roof
• Exterior features: Covered patio/porch; Deck; Barn(s); Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Microwave
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fans; Central air conditioning
• Interior features: Vaulted ceilings; Insulated windows; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-16 ($-187/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (19.5% below list).
• Recommended offer: $181k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $181,208 (19.5% 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 35 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.81% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.3

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: 24.1%
• Equity multiple: 2.93×
• Total profit: $121,511
• Equity at exit: $202,698

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $358,531
• Equity at exit: $437,126

Cash invested: $63,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-16

Break-even live

Break-even rent $1,832

Max offer price $222,250

Occupancy floor 96%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $225,000 Active 35 DOM
2. 2026-06-18
   days on market $225,000 Active 34 DOM
3. 2026-06-17
   days on market $225,000 Active 33 DOM
4. 2026-06-17
   price $225,000 Active 32 DOM
5. 2026-06-16
   days on market $230,000 Active 32 DOM
6. 2026-06-15
   days on market $230,000 Active 31 DOM
7. 2026-06-14
   days on market $230,000 Active 29 DOM
8. 2026-06-12
   pricedays on market $230,000 Active 28 DOM
9. 2026-06-09
   days on market $250,000 Active 25 DOM
10. 2026-06-08
    days on market $250,000 Active 24 DOM
11. 2026-06-07
    days on market $250,000 Active 23 DOM
12. 2026-06-05
    days on market $250,000 Active 20 DOM
13. 2026-06-03
    days on market $250,000 Active 19 DOM
14. 2026-06-02
    days on market $250,000 Active 18 DOM
15. 2026-06-01
    days on market $250,000 Active 17 DOM
16. 2026-05-31
    days on market $250,000 Active 16 DOM
17. 2026-05-30
    days on market $250,000 Active 15 DOM
18. 2026-05-20
    price $275,000
19. 2026-05-15
    listed $285,000 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: $1,284 · $107/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$584/yr (+$49/mo · 45.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,745
• − Mortgage interest: −$12,603
• − Property taxes: −$1,284
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$6,545
• Taxable loss: −$4,089
• Est. tax savings @ 24.0%: +$981
• After-tax cash flow: $795/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

-3.5% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $275,000 NFMLS
• 2026-05-15 Listed $285,000 NFMLS

Property tax history

+1.2%/yr

Latest (2025): $1,284 · -0.2% YoY. Source: county tax records.