160 NW Whitney Gln · Lake City, FL 32055

$160,000

3 bd · 2.0 ba · 1,752 sqft · Manufactured public records · 268 Days on market

Built 2021 0.87 ac lot Est $215k · 26% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Back on the Market! NEW 3Bed 2Bath Royal by Live Oak Homes on Paved . 87 of an acre (MOL). Open spacious floor plan and Island Kitchen. Some upgrade features and few miles from Interstate 75.

Key facts

• Open floor plan
• Paved road frontage
• Front porch

Tags

• SPACIOUS FLOOR PLAN
• OPEN FLOOR PLAN
• KITCHEN WITH ISLAND
• PAVED ROAD FRONTAGE
• FRONT PORCH

Property features AI

Exterior

• Parking: Attached or detached garage with 3 spaces
• Utilities: Private well water
• Home design: Manufactured home; Residential property
• Construction: Frame construction
• Exterior features: Shingle roof; Lot approximately 0.87 acres; Lot dimensions: 61 x 306 x 190 x 319; Zoning: RSF/M

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Insulated windows; Vinyl flooring

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-23 ($-272/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (3.7% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 145 active listings in the ZIP; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($61k/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 ~3 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

• It's been on market 268 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $59k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% 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 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $215,496
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 N Dudley Loop	0.67mi	3/2.0	1,620 (-8%)	2mo	$200,000	$123	55
180 NW Lazy Acre Ct	0.71mi	3/2.0	1,782 (+2%)	15mo	$122,000	$68	52

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: 23.9%
• Equity multiple: 2.92×
• Total profit: $85,801
• Equity at exit: $144,141

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $254,017
• 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 32055

• Home prices YoY: 24.1%
• Active inventory: 145
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$67
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-23

Break-even live

Break-even rent $1,569

Max offer price $155,993

Occupancy floor 96%

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 26 events

1. 2026-06-19
   days on market $160,000 Active 268 DOM
2. 2026-06-18
   days on market $160,000 Active 267 DOM
3. 2026-06-17
   days on market $160,000 Active 266 DOM
4. 2026-06-16
   days on market $160,000 Active 265 DOM
5. 2026-06-15
   days on market $160,000 Active 264 DOM
6. 2026-06-14
   days on market $160,000 Active 262 DOM
7. 2026-06-12
   days on market $160,000 Active 261 DOM
8. 2026-06-09
   days on market $160,000 Active 258 DOM
9. 2026-06-08
   days on market $160,000 Active 257 DOM
10. 2026-06-07
    days on market $160,000 Active 256 DOM
11. 2026-06-05
    days on market $160,000 Active 253 DOM
12. 2026-06-03
    days on market $160,000 Active 252 DOM
13. 2026-06-02
    days on market $160,000 Active 251 DOM
14. 2026-06-01
    days on market $160,000 Active 250 DOM
15. 2026-05-31
    days on market $160,000 Active 249 DOM
16. 2026-05-30
    days on market $160,000 Active 248 DOM
17. 2026-04-16
    status Active
18. 2026-04-16
    price $160,000
19. 2026-01-08
    price $200,000
20. 2025-09-10
    listed $219,000 Active
21. 2022-10-03
    soldstatus $195,000
22. 2022-09-27
    soldstatus $195,000 Closed 239-char remark

    Show marketing remark (239 chars)

    One or more photo(s) has been virtually staged. Back on the Market! NEW 3Bed 2Bath Royal by Live Oak Homes on Paved . 87 of an acre (MOL). Open spacious floor plan and Island Kitchen. Some upgrade features and few miles from Interstate 75.

23. 2022-08-12
    historical 239-char remark

    Show marketing remark (239 chars)

    One or more photo(s) has been virtually staged. Back on the Market! NEW 3Bed 2Bath Royal by Live Oak Homes on Paved . 87 of an acre (MOL). Open spacious floor plan and Island Kitchen. Some upgrade features and few miles from Interstate 75.

24. 2021-09-14
    listed $189,900 239-char remark

    Show marketing remark (239 chars)

    One or more photo(s) has been virtually staged. Back on the Market! NEW 3Bed 2Bath Royal by Live Oak Homes on Paved . 87 of an acre (MOL). Open spacious floor plan and Island Kitchen. Some upgrade features and few miles from Interstate 75.

25. 2018-07-25
    soldstatus $162,000
26. 2005-11-01
    soldstatus $27,500

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $2,506 · $209/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 A · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 17 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: $18,487
• − Mortgage interest: −$8,962
• − Property taxes: −$2,506
• − Insurance: −$2,302
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,655
• Taxable loss: −$2,896
• Est. tax savings @ 24.0%: +$695
• After-tax cash flow: $423/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

+481.8% since first listed

10 events — show timeline

• 2026-04-16 Relisted — NFMLS
• 2026-04-16 Price Changed $160,000 NFMLS
• 2026-01-08 Price Changed $200,000 NFMLS
• 2025-09-10 Listed $219,000 NFMLS
• 2022-10-03 Sold (Public Records) $195,000 Public Records
• 2022-09-27 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-09-14 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2018-07-25 Sold (Public Records) $162,000 Public Records
• 2005-11-01 Sold (Public Records) $27,500 Public Records

Property tax history

+32.4%/yr

Latest (2025): $2,506 · -0.9% YoY. Source: county tax records.