208 SE Dustin Ter · Watertown, FL 32025

$160,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 4 Days on market

Built 1960 9,975 sqft lot Est $173k · 7% under

---

Why this score? — see what drove the B 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 +25.5/30.0
• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment home, home on inside is ready to rent or live in. A little elbow grease, pressure washing, lawn mowing and some outside painting, will bring this home back to life. Owner is motivated and ready to sell.

Key facts

• 9,975 sq ft lot
• Built 1960
• Listed 3 days

Property features AI

Finance

• Other: Located in the Golf Manor subdivision; Directions: From Main St go Baya Ave. E to SE Country Club Rd. R. on Tim L on Dustin look for sign on left

Exterior

• Utilities: Cable available
• Home design: Single-story residential property; Zoned residential
• Construction: Brick construction; Slab foundation; Shingle roof; Built on an irregular 0.229-acre lot
• Exterior features: Chain link fencing; Irregular lot

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.1% vs local median 5.5% in Watertown — 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 60/100 on livability (#798 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, 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: 143 active listings in the ZIP; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $160k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $160,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $172,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
367 SE Tribble St	0.39mi	3/1.5	1,103 (+0%)	2mo	$160,000	$145	78
240 SE Cameron Ter	0.07mi	3/2.0	1,225 (+11%)	5mo	$235,000	$192	73
465 SE Golf Club Ave	0.22mi	3/2.0	1,215 (+10%)	0mo	$175,000	$144	72
345 SE Rosewood Cir	0.35mi	2/2.0 (-1)	1,147 (+4%)	8mo	$234,000	$204	64
755 SE Rosewood Cir	0.55mi	2/2.0 (-1)	1,111 (+1%)	4mo	$165,000	$149	64
187 SE Elm Loop	0.42mi	2/2.0 (-1)	1,189 (+8%)	6mo	$202,500	$170	57
734 SE Rosewood Cir	0.53mi	2/2.0 (-1)	1,017 (-8%)	2mo	$160,000	$157	56
208 SE Elm Loop	0.42mi	3/2.0	1,230 (+12%)	7mo	$192,500	$157	55
741 SE Rosewood Cir	0.56mi	2/2.0 (-1)	1,193 (+8%)	6mo	$189,000	$158	50
201 SE Rosewood Cir	0.50mi	2/2.0 (-1)	1,220 (+11%)	7mo	$187,000	$153	48
173 SE Jenese Way	0.73mi	2/2.0 (-1)	1,216 (+10%)	0mo	$180,000	$148	43
1047 SE Putnam St	0.73mi	3/2.5	1,256 (+14%)	3mo	$76,500	$61	38

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: 31.6%
• Equity multiple: 3.48×
• Total profit: $110,986
• Equity at exit: $144,141

10-year hold

• IRR: 27.3%
• Equity multiple: 7.87×
• Total profit: $307,972
• Equity at exit: $310,845

Cash invested: $44,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $375

Break-even live

Break-even rent $1,263

Max offer price $160,000

Occupancy floor 73%

Sensitivity live

Price	-10% $466	-5% $420	+0% $375	+5% $330	+10% $284
Rent	-10% $238	-5% $306	+0% $375	+5% $444	+10% $512
Rate	-1.0pp $456	-0.5pp $416	base $375	+0.5pp $334	+1.0pp $291

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $160,000 Active 4 DOM
2. 2026-06-18
   days on market $160,000 Active 3 DOM
3. 2026-06-17
   days on market $160,000 Active 2 DOM
4. 2026-06-16
   remarks 219-char remark
5. 2026-06-16
   listed $160,000 Active 1 DOM

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$227/yr (+$19/mo · 20.7%)

ⓘ 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 5/10 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: $20,848
• − Mortgage interest: −$8,962
• − Property taxes: −$1,101
• − Insurance: −$800
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,655
• Taxable income: $1,995
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $4,022/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 — Watertown

• Score: 60/100
• State rank: #798
• US rank: #18481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watertown, FL
• County: Columbia County · 40,507 people
• 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

+400.0% since first listed

11 events — show timeline

• 2026-06-15 Price Changed $160,000 NFMLS
• 2026-06-15 Listed $175,000 NFMLS
• 2026-05-18 Rental Removed $1,300 NFMLS
• 2026-05-08 Listed for Rent $1,300 NFMLS
• 2025-01-31 Rental Removed $1,200 NFMLS
• 2025-01-29 Listed for Rent $1,200 NFMLS
• 2024-03-18 Rental Removed $1,200 NFMLS
• 2024-03-16 Listed for Rent $1,200 NFMLS
• 2003-01-27 Sold (Public Records) $49,500 Public Records
• 2001-06-11 Sold (Public Records) $50,000 Public Records
• 1991-04-01 Sold (Public Records) $32,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,101 · -44.0% YoY. Source: county tax records.