NW Hall Of Fame Dr (18) · Lake City, FL 32055

$198,400

None bd · None ba · — sqft · Land · 290 Days on market

1.24 ac lot

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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
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Outstanding multi-family development opportunity within Lake City limits, zoned for up to 20 units per acre. City water and sewer are available, and multiple lots are offered for flexibility in site planning. Positioned just off the high-traffic I-75/US-90 interchange for quick connectivity to retail, dining, and employment centers. Plat map and flood zone location map are included.

Key facts

• 1.24 acre lot
• Listed 289 days

Property features AI

Finance

• Other: Lot is identified as NW Hall Of Fame Dr (15); directions: From I-75/US-90 go west on US-90, right on Hall of Fame Dr to lot #15 on right
• Financial info: No financial details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No utility details provided
• Home design: Multi-family residential property
• Construction: No construction details provided
• Exterior features: Lot dimensions approximately 301.15' x 247.38' x 271.63'; Approximately 0.74 acre lot; Zoned RMF-2 (residential multi-family)

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom details provided
• Flooring: No flooring details provided
• Bathrooms: No bathroom details provided
• Heating & cooling: No heating or cooling details provided
• Interior features: No interior details provided
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a land listed at $198k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (32.1% below list).
• Recommended offer: $135k (32.1% below list) — sets the bar for 1% rule.

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: 144 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 $21k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask is 59% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $134,750 (32.1% 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 290 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.62%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

No comps found within radius.

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
TBD N US Hwy 441 Lot C	0.31mi	—/—	—	4mo	$115,000	—	70
TBD SE CR 349	0.35mi	—/—	—	5mo	$75,000	—	67
TBD S US Hwy 441	0.35mi	—/—	—	8mo	$140,000	—	65
NW Open Ct	0.54mi	—/—	—	2mo	$15,500	—	61
S Hwy 441	0.31mi	—/—	—	18mo	$800,000	—	58
000 SE Cr-245	0.37mi	—/—	—	15mo	$517,500	—	58
454 NW Divider Ter	0.42mi	—/—	187	20mo	$32,000	$171	52
Sr 247 & 35th Dr	0.37mi	—/—	—	22mo	$76,900	—	51
912 NW Fairway Dr	0.55mi	—/—	—	17mo	$38,000	—	48

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $88,548
• Equity at exit: $178,734

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $276,156
• Equity at exit: $385,448

Cash invested: $55,552 (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: 144
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$1,040
• Tax est. 1.5%: −$248 /mo · $2,976/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-307

Break-even live

Break-even rent $1,736

Max offer price $154,038

Occupancy floor —

Sensitivity live

Price	-10% $-169	-5% $-238	+0% $-307	+5% $-375	+10% $-444
Rent	-10% $-413	-5% $-360	+0% $-307	+5% $-253	+10% $-200
Rate	-1.0pp $-207	-0.5pp $-256	base $-307	+0.5pp $-358	+1.0pp $-410

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: $49,600
• Closing costs: $5,952
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $198,400 Active 290 DOM
2. 2026-06-19
   days on market $198,400 Active 288 DOM
3. 2026-06-18
   days on market $198,400 Active 287 DOM
4. 2026-06-17
   days on market $198,400 Active 286 DOM
5. 2026-06-16
   days on market $198,400 Active 285 DOM
6. 2026-06-15
   days on market $198,400 Active 284 DOM
7. 2026-06-14
   days on market $198,400 Active 282 DOM
8. 2026-06-12
   days on market $198,400 Active 281 DOM
9. 2026-06-09
   days on market $198,400 Active 278 DOM
10. 2026-06-08
    days on market $198,400 Active 277 DOM
11. 2026-06-07
    pricedays on marketlisting id $198,400 Active 276 DOM
12. 2026-06-05
    days on market $125,000 Active 273 DOM
13. 2026-06-03
    days on market $125,000 Active 272 DOM
14. 2026-06-02
    days on market $125,000 Active 271 DOM
15. 2026-06-01
    days on market $125,000 Active 270 DOM
16. 2026-05-31
    days on market $125,000 Active 269 DOM
17. 2026-05-30
    days on market $125,000 Active 268 DOM
18. 2025-09-04
    listed $198,400 Active 385-char remark

    Show marketing remark (385 chars)

    Outstanding multi-family development opportunity within Lake City limits, zoned for up to 20 units per acre. City water and sewer are available, and multiple lots are offered for flexibility in site planning. Positioned just off the high-traffic I-75/US-90 interchange for quick connectivity to retail, dining, and employment centers. Plat map and flood zone location map are included.

19. 2025-09-04
    listed $160,000 Active 385-char remark

    Show marketing remark (385 chars)

    Outstanding multi-family development opportunity within Lake City limits, zoned for up to 20 units per acre. City water and sewer are available, and multiple lots are offered for flexibility in site planning. Positioned just off the high-traffic I-75/US-90 interchange for quick connectivity to retail, dining, and employment centers. Plat map and flood zone location map are included.

20. 2025-09-04
    listed $160,000 Active

    Show marketing remark (385 chars)

    Outstanding multi-family development opportunity within Lake City limits, zoned for up to 20 units per acre. City water and sewer are available, and multiple lots are offered for flexibility in site planning. Positioned just off the high-traffic I-75/US-90 interchange for quick connectivity to retail, dining, and employment centers. Plat map and flood zone location map are included.

21. 2025-09-04
    listed $160,000 Active

    Show marketing remark (385 chars)

    Outstanding multi-family development opportunity within Lake City limits, zoned for up to 20 units per acre. City water and sewer are available, and multiple lots are offered for flexibility in site planning. Positioned just off the high-traffic I-75/US-90 interchange for quick connectivity to retail, dining, and employment centers. Plat map and flood zone location map are included.

22. 2025-09-04
    listed $184,000 Active

    Show marketing remark (385 chars)

    Outstanding multi-family development opportunity within Lake City limits, zoned for up to 20 units per acre. City water and sewer are available, and multiple lots are offered for flexibility in site planning. Positioned just off the high-traffic I-75/US-90 interchange for quick connectivity to retail, dining, and employment centers. Plat map and flood zone location map are included.

23. 2025-09-04
    listed $217,600 Active

    Show marketing remark (385 chars)

    Outstanding multi-family development opportunity within Lake City limits, zoned for up to 20 units per acre. City water and sewer are available, and multiple lots are offered for flexibility in site planning. Positioned just off the high-traffic I-75/US-90 interchange for quick connectivity to retail, dining, and employment centers. Plat map and flood zone location map are included.

24. 2025-09-04
    listed $125,000 Active

    Show marketing remark (385 chars)

    Outstanding multi-family development opportunity within Lake City limits, zoned for up to 20 units per acre. City water and sewer are available, and multiple lots are offered for flexibility in site planning. Positioned just off the high-traffic I-75/US-90 interchange for quick connectivity to retail, dining, and employment centers. Plat map and flood zone location map are included.

25. 2024-03-19
    historical Active Under Contract
26. 2024-03-19
    soldstatus $175,000 Closed
27. 2023-09-06
    status Active
28. 2023-08-17
    historical
29. 2023-05-31
    listed $175,000 Active
30. 2023-05-12
    soldstatus $350,000 Closed
31. 2023-02-14
    historical
32. 2022-10-25
    listed $399,000

ⓘ 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: $16,170
• − Mortgage interest: −$11,113
• − Property taxes: −$2,976
• − Insurance: −$992
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$5,772
• Taxable loss: −$7,270
• Est. tax savings @ 24.0%: +$1,745
• After-tax cash flow: $-1,934/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

• Census place: Lake City, FL
• 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

-68.7% since first listed

15 events — show timeline

• 2025-09-04 Listed $125,000 NFMLS
• 2025-09-04 Listed $217,600 NFMLS
• 2025-09-04 Listed $184,000 NFMLS
• 2025-09-04 Listed $160,000 NFMLS
• 2025-09-04 Listed $160,000 NFMLS
• 2025-09-04 Listed $160,000 NFMLS
• 2025-09-04 Listed $198,400 NFMLS
• 2024-03-19 Contingent — NFMLS
• 2024-03-19 Sold (MLS) $175,000 NFMLS
• 2023-09-06 Relisted — NFMLS
• 2023-08-17 Delisted — NFMLS
• 2023-05-31 Listed $175,000 NFMLS
• 2023-05-12 Sold (MLS) $350,000 DGLMLS
• 2023-02-14 Delisted — DGLMLS
• 2022-10-25 Listed $399,000 DGLMLS