413 SE Camp St · Lake City, FL 32025

$195,000

2 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 513 Days on market

Built 1925 Est $188k · 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).

• Cash flow +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +5.8/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home looks great, ready to move in, fresh paint, new kitchen cabinets and countertops, new flooring through out, large workshop. wrap around porch to enjoy the outdoors. close to va and shopping.

Key facts

• Wrap around porch
• New flooring
• New kitchen cabinets

Tags

• NEW KITCHEN CABINETS
• NEW FLOORING
• LARGE WORKSHOP
• WRAP AROUND PORCH

Property features AI

Exterior

• Home design: Single-story residence; Residential property
• Construction: Frame construction; Metal roof
• Exterior features: Patio; Shed(s); Workshop

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Insulated windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-55 ($-665/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (18.4% below list).
• Recommended offer: $159k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 143 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 513 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $195k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,034 (18.4% 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 513 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — 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: 0.82% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $187,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
493 SE Church Ave	0.10mi	2/2.0	1,440 (-0%)	2mo	$187,500	$130	89
384 S Marion Ave	0.33mi	3/1.0 (+1)	1,314 (-9%)	1mo	$148,000	$113	64
530 SE Putnam St	0.13mi	2/2.0	1,284 (-11%)	9mo	$170,000	$132	64
294 SW Columbia Ave	0.39mi	3/2.0 (+1)	1,526 (+6%)	2mo	$225,000	$147	62
219 SE Hernando Ave	0.32mi	3/2.0 (+1)	1,364 (-6%)	8mo	$100,000	$73	60
570 SE Sunflower Pl	0.45mi	3/2.0 (+1)	1,400 (-3%)	8mo	$264,500	$189	58
319 SE Avalon Ave	0.33mi	3/3.0 (+1)	1,344 (-7%)	8mo	$174,400	$130	53
268 NE Anderson Ter	0.64mi	3/2.0 (+1)	1,418 (-2%)	6mo	$125,000	$88	53
302 SW Short Ln	0.75mi	3/1.0 (+1)	1,360 (-6%)	3mo	$150,000	$110	48
246 SE Lochlynn Ter	0.71mi	3/2.0 (+1)	1,340 (-7%)	6mo	$259,000	$193	41
823 NE Elsey Pl	0.55mi	3/2.0 (+1)	1,236 (-14%)	5mo	$265,000	$214	37
1047 SE Putnam St	0.64mi	3/2.5 (+1)	1,256 (-13%)	3mo	$76,500	$61	35

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: 23.4%
• Equity multiple: 2.88×
• Total profit: $102,674
• Equity at exit: $175,671

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $305,138
• Equity at exit: $378,842

Cash invested: $54,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$208 /mo · $2,495/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-55

Break-even live

Break-even rent $1,661

Max offer price $185,208

Occupancy floor 98%

Sensitivity live

Price	-10% $55	-5% $0	+0% $-55	+5% $-111	+10% $-166
Rent	-10% $-181	-5% $-118	+0% $-55	+5% $7	+10% $70
Rate	-1.0pp $43	-0.5pp $-6	base $-55	+0.5pp $-106	+1.0pp $-157

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $195,000 Active 513 DOM
2. 2026-06-18
   days on market $195,000 Active 512 DOM
3. 2026-06-17
   days on market $195,000 Active 511 DOM
4. 2026-06-16
   days on market $195,000 Active 510 DOM
5. 2026-06-15
   days on market $195,000 Active 509 DOM
6. 2026-06-14
   days on market $195,000 Active 507 DOM
7. 2026-06-12
   days on market $195,000 Active 506 DOM
8. 2026-06-09
   days on market $195,000 Active 503 DOM
9. 2026-06-08
   days on market $195,000 Active 502 DOM
10. 2026-06-07
    days on market $195,000 Active 501 DOM
11. 2026-06-05
    days on market $195,000 Active 498 DOM
12. 2026-06-03
    days on market $195,000 Active 497 DOM
13. 2026-06-02
    days on market $195,000 Active 496 DOM
14. 2026-06-01
    days on market $195,000 Active 495 DOM
15. 2026-05-31
    days on market $195,000 Active 494 DOM
16. 2026-05-30
    days on market $195,000 Active 493 DOM
17. 2026-01-23
    status Active
18. 2025-07-18
    status Active
19. 2025-05-09
    price $195,000
20. 2025-01-06
    listed $205,000 Active
21. 1994-02-15
    soldstatus $26,000

ⓘ 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: $2,495 · $208/mo
• Projected year-2 tax: $2,495 · $208/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 3/10 Moderate
• 🌡 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: $19,084
• − Mortgage interest: −$10,923
• − Property taxes: −$2,495
• − Insurance: −$975
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$5,673
• Taxable loss: −$4,035
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $303/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): 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

+650.0% since first listed

5 events — show timeline

• 2026-01-23 Relisted — NFMLS
• 2025-07-18 Relisted — NFMLS
• 2025-05-09 Price Changed $195,000 NFMLS
• 2025-01-06 Listed $205,000 NFMLS
• 1994-02-15 Sold (Public Records) $26,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,495 · +8.6% YoY. Source: county tax records.