282 SE Mojave Way · Lake City, FL 32025

$249,900

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 75 Days on market

Built 1980 0.45 ac lot Est $246k · at est.

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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 +8.0/30.0
• ARV discount +6.7/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0

Listing remarks MLS

Charming pool home. Wonderful family home offering a large family room with a wood burning fireplace, dining room, updated kitchen with new appliances, countertops and sink, oversized utility room with extra space for storage, new laminate flooring, screened in back porch, in-ground pool, fenced back yard and freshly painted exterior.

Key facts

• Rv parking
• Detached garage
• 0.45 acre lot

Tags

• REMODELED MASTER BATHROOM
• CUSTOM TILED WALK-IN SHOWER
• SCREENED POOL ENCLOSURE
• PRIVATE BACKYARD OASIS
• RV PARKING
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Attached or detached 2-car garage
• Home design: Residential property; Single-story
• Construction: Frame construction; Shingle roof
• Exterior features: Screened patio/porch; Chain link and wood fencing; In-ground pool

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood-burning fireplace; Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (27.8% below list).
• Recommended offer: $181k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Melrose Park Elementary School (math 27% / reading 32%, grade F, #1,896 of 2,144 statewide, top 90%, 398 students, 84% FRL); Columbia High School (math 28% / reading 45%, grade F, #351 of 667 statewide, top 54%, 1,737 students, 50% FRL).
• Zoned-school proficiency averages 33% at this address vs 54% district-wide (-20 pts) — the specific schools serving this property underperform the Columbia average; the district grade overstates school quality for this exact location.
• Market conditions: 146 active listings in the ZIP; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $188k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $180,522 (27.8% 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 75 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $245,588
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 SE Cherokee Way	0.11mi	3/2.0	1,421 (+4%)	18mo	$300,000	$211	74
242 SE Jonathan Way	0.20mi	3/2.0	1,416 (+3%)	22mo	$235,000	$166	67
145 SE Mohawk Way	0.17mi	3/2.0	1,453 (+6%)	19mo	$220,000	$151	67
264 SE Forest Ter	0.29mi	3/2.0	1,540 (+12%)	3mo	$155,000	$101	63
299 SE Forest Ter	0.32mi	3/2.0	1,508 (+10%)	7mo	$270,000	$179	63
257 SE Forest Ter	0.29mi	3/2.0	1,508 (+10%)	11mo	$273,000	$181	61
237 SE Polk Ln	0.39mi	3/2.0	1,232 (-10%)	10mo	$221,000	$179	57
156 SE Polk Ln	0.46mi	3/2.0	1,211 (-12%)	3mo	$221,000	$182	56
308 SE Gregory Gln	0.56mi	3/2.0	1,262 (-8%)	16mo	$270,000	$214	47

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: 21.2%
• Equity multiple: 2.72×
• Total profit: $120,102
• Equity at exit: $225,130

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $366,253
• Equity at exit: $485,501

Cash invested: $69,972 (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: 146
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$263 /mo · $3,152/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-251

Break-even live

Break-even rent $2,123

Max offer price $205,530

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-180	+0% $-251	+5% $-322	+10% $-393
Rent	-10% $-394	-5% $-322	+0% $-251	+5% $-180	+10% $-109
Rate	-1.0pp $-125	-0.5pp $-188	base $-251	+0.5pp $-316	+1.0pp $-382

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   statusdays on market $249,900 Active 75 DOM
2. 2026-06-19
   days on market $249,900 Active Under Contract 73 DOM
3. 2026-06-18
   days on market $249,900 Active Under Contract 72 DOM
4. 2026-06-17
   days on market $249,900 Active Under Contract 71 DOM
5. 2026-06-16
   days on market $249,900 Active Under Contract 70 DOM
6. 2026-06-15
   days on market $249,900 Active Under Contract 69 DOM
7. 2026-06-14
   days on market $249,900 Active Under Contract 67 DOM
8. 2026-06-12
   statusdays on market $249,900 Active Under Contract 66 DOM
9. 2026-06-09
   days on market $249,900 Active 63 DOM
10. 2026-06-08
    days on market $249,900 Active 62 DOM
11. 2026-06-07
    days on market $249,900 Active 61 DOM
12. 2026-06-05
    days on market $249,900 Active 58 DOM
13. 2026-06-03
    days on market $249,900 Active 57 DOM
14. 2026-06-02
    days on market $249,900 Active 56 DOM
15. 2026-06-01
    days on market $249,900 Active 55 DOM
16. 2026-05-31
    days on market $249,900 Active 54 DOM
17. 2026-05-30
    days on market $249,900 Active 53 DOM
18. 2026-05-08
    price $259,900
19. 2026-04-07
    listed $270,000 Active
20. 2021-04-06
    soldstatus $187,571
21. 2021-02-18
    soldstatus $189,000 336-char remark

    Show marketing remark (336 chars)

    Charming pool home. Wonderful family home offering a large family room with a wood burning fireplace, dining room, updated kitchen with new appliances, countertops and sink, oversized utility room with extra space for storage, new laminate flooring, screened in back porch, in-ground pool, fenced back yard and freshly painted exterior.

ⓘ 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: $3,152 · $263/mo
• Projected year-2 tax: $3,152 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,663
• − Mortgage interest: −$13,998
• − Property taxes: −$3,152
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$7,270
• Taxable loss: −$7,473
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $-1,221/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

+37.5% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $259,900 NFMLS
• 2026-04-07 Listed $270,000 NFMLS
• 2021-04-06 Sold (Public Records) $187,571 Public Records
• 2021-02-18 Sold (MLS) $189,000 NFMLS

Property tax history

+10.7%/yr

Latest (2025): $3,152 · +0.6% YoY. Source: county tax records.