2879 SW Daisy Rd · Fort White, FL 32038

$420,000

3 bd · 2.0 ba · 2,281 sqft · SingleFamily public records · 79 Days on market

Built 2006 2.01 ac lot

---

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 +19.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful custom home built in 2006 on 2 acres. This one owner home offers 3br/2ba, a home office, large living room with beautiful gas fireplace, spacious dining room, split floor plan, hardy board siding & 216 sq ft bonus room. New vinyl plank flooring, A/C 3 yrs old, upgraded stainless steel appliances 3 yrs old, upgraded water heater, crown molding, back deck with hot tub. It has a 30x40 insulated workshop, w/ slab floor, 200 amp separate svc, insulated windows, & half bath. Lot with workshop could also be utilized for additional dwelling. Includes 10x14 storage shed w/ slab floor, greenhouse, & chicken coop. All very well maintained! * No HOA

Key facts

• 2.01 acre lot
• 3 garage spots
• Built 2006

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Residential property; Located on approximately 2.01 acres; Zoned SFR
• Construction: Frame construction; Shingle roof; Slab foundation
• Exterior features: Covered patio; Patio; Chain link fencing; Workshop on property

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Insulated windows; Gas fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (4.8% below list).
• Recommended offer: $395k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.9% in Fort White — 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 69/100 on livability (#463 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D, amenities F, commute 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: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k 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 $118k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $394,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.8

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: 27.7%
• Equity multiple: 3.20×
• Total profit: $258,231
• Equity at exit: $378,369

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $737,073
• Equity at exit: $815,968

Cash invested: $117,600 (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 32038

• Home prices YoY: 17.7%
• Active inventory: 110
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$318 /mo · $3,821/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $464

Break-even live

Break-even rent $3,413

Max offer price $420,000

Occupancy floor 83%

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2491 SW Daisy Rd Fort White, FL	3.0	2.0	1576	$4,000	$2.54	13d	1	0.40mi

Listing history 21 events

1. 2026-06-19
   days on market $420,000 Active 79 DOM
2. 2026-06-18
   days on market $420,000 Active 78 DOM
3. 2026-06-17
   days on market $420,000 Active 77 DOM
4. 2026-06-16
   days on market $420,000 Active 76 DOM
5. 2026-06-15
   days on market $420,000 Active 75 DOM
6. 2026-06-14
   days on market $420,000 Active 73 DOM
7. 2026-06-12
   days on market $420,000 Active 72 DOM
8. 2026-06-09
   days on market $420,000 Active 69 DOM
9. 2026-06-08
   days on market $420,000 Active 68 DOM
10. 2026-06-07
    days on market $420,000 Active 67 DOM
11. 2026-06-05
    days on market $420,000 Active 64 DOM
12. 2026-06-03
    days on market $420,000 Active 63 DOM
13. 2026-06-02
    days on market $420,000 Active 62 DOM
14. 2026-06-01
    days on market $420,000 Active 61 DOM
15. 2026-05-31
    days on market $420,000 Active 60 DOM
16. 2026-05-30
    days on market $420,000 Active 59 DOM
17. 2026-04-01
    listed $435,900 Active
18. 2025-02-25
    price $410,000
19. 2025-02-07
    listed $425,000 Active
20. 2022-05-12
    soldstatus $375,000 672-char remark

    Show marketing remark (672 chars)

    Beautiful custom home built in 2006 on 2 acres. This one owner home offers 3br/2ba, a home office, large living room with beautiful gas fireplace, spacious dining room, split floor plan, hardy board siding & 216 sq ft bonus room. New vinyl plank flooring, A/C 3 yrs old, upgraded stainless steel appliances 3 yrs old, upgraded water heater, crown molding, back deck with hot tub. It has a 30x40 insulated workshop, w/ slab floor, 200 amp separate svc, insulated windows, & half bath. Lot with workshop could also be utilized for additional dwelling. Includes 10x14 storage shed w/ slab floor, greenhouse, & chicken coop. All very well maintained! * No HOA

21. 2005-08-12
    soldstatus $25,000

ⓘ 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: $3,821 · $318/mo
• Projected year-2 tax: $3,821 · $318/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$23,527
• − Property taxes: −$3,821
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$12,218
• Taxable loss: −$1,346
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $5,891/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 — Fort White

• Score: 69/100
• State rank: #463
• US rank: #8360

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D Housing A- Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,035

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 7% Black 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 57.72%
• Current HPI: 384.5816
• 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

+1643.6% since first listed

5 events — show timeline

• 2026-04-01 Listed $435,900 NFMLS
• 2025-02-25 Price Changed $410,000 NFMLS
• 2025-02-07 Listed $425,000 NFMLS
• 2022-05-12 Sold (MLS) $375,000 NFMLS
• 2005-08-12 Sold (Public Records) $25,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,821 · -1.4% YoY. Source: county tax records.