372 NW Divider Ter · Lake City, FL 32055

$150,000

1 bd · 1.0 ba · 864 sqft · Manufactured public records · 86 Days on market

Built 1969

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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).

• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

It's a corner lot with a country style, just 10 minutes from downtown. Great location with a lot of potential. This large fenced property includes two separate lots and a 3-bedroom, 1-bath mobile home. The roof is in good condition, and the home has window A/C units. There are two porches, a carport, and the trees around the home have already been cut, giving the lot an open layout. The well pump and septic tank are in working condition, maintenance done. The pool is not working. An ADU can be added to the main house, offering additional flexibility for future use. The location is excellent -- close to I-75, Highway 90, shopping areas, Walmart, Home Depot, and many restaurants. Seller finan

Key facts

• Good condition roof
• Fenced property
• Carport

Tags

• CORNER LOT
• FENCED PROPERTY
• GOOD CONDITION ROOF
• TWO PORCHES
• CARPORT
• OPEN LAYOUT

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Septic tank; Electricity available; Water available; Sewer connected
• Home design: Single-family manufactured home; One story; Property is attached
• Construction: Vinyl and wood siding
• Exterior features: Corner lot; Private in-ground pool

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; No central heating
• Interior features: Split bedrooms
• Laundry & utility: Electric dryer hookup; Washer hookup; Laundry hook-ups located in carport

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-42 ($-510/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.2% below list).
• Recommended offer: $112k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% 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.
• Zoned schools: Westside Elementary School (math 78% / reading 74%, grade A, #198 of 2,144 statewide, top 10%, 696 students, 50% FRL); Lake City Middle School (math 56% / reading 51%, grade C+, #205 of 571 statewide, top 36%, 970 students, 63% FRL); Columbia High School (math 28% / reading 45%, grade F, #351 of 667 statewide, top 54%, 1,737 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $112,206 (25.2% 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 86 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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: 0.75% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.1

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: 23.4%
• Equity multiple: 2.88×
• Total profit: $78,939
• Equity at exit: $135,132

10-year hold

• IRR: 20.8%
• Equity multiple: 6.58×
• Total profit: $234,492
• Equity at exit: $291,417

Cash invested: $42,000 (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 32055

• Home prices YoY: 24.1%
• Active inventory: 144
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-42

Break-even live

Break-even rent $1,176

Max offer price $142,495

Occupancy floor 99%

Sensitivity live

Price	-10% $42	-5% $0	+0% $-42	+5% $-85	+10% $-127
Rent	-10% $-131	-5% $-87	+0% $-42	+5% $2	+10% $46
Rate	-1.0pp $33	-0.5pp $-4	base $-42	+0.5pp $-81	+1.0pp $-121

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $150,000 Active 86 DOM
2. 2026-06-19
   days on market $150,000 Active 84 DOM
3. 2026-06-18
   days on market $150,000 Active 83 DOM
4. 2026-06-17
   days on market $150,000 Active 82 DOM
5. 2026-06-16
   days on market $150,000 Active 81 DOM
6. 2026-06-15
   days on market $150,000 Active 80 DOM
7. 2026-06-14
   days on market $150,000 Active 78 DOM
8. 2026-06-12
   days on market $150,000 Active 77 DOM
9. 2026-06-09
   days on market $150,000 Active 74 DOM
10. 2026-06-08
    days on market $150,000 Active 73 DOM
11. 2026-06-07
    days on market $150,000 Active 72 DOM
12. 2026-06-05
    days on market $150,000 Active 69 DOM
13. 2026-06-03
    days on market $150,000 Active 68 DOM
14. 2026-06-02
    days on market $150,000 Active 67 DOM
15. 2026-06-01
    days on market $150,000 Active 66 DOM
16. 2026-05-31
    days on market $150,000 Active 65 DOM
17. 2026-05-30
    days on market $150,000 Active 64 DOM
18. 2026-03-26
    listed $150,000 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: $958 · $80/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$287/yr (+$24/mo · 30.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,465
• − Mortgage interest: −$8,402
• − Property taxes: −$958
• − Insurance: −$750
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$4,364
• Taxable loss: −$3,163
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $249/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

1 event — show timeline

• 2026-03-26 Listed $150,000 realMLS

Property tax history

+1.0%/yr

Latest (2025): $958 · +2.2% YoY. Source: county tax records.