883 NE Maple Ln · Lake City, FL 32055

$70,000

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 98 Days on market

Built 1942 0.29 ac lot Est $108k · 35% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Double home site with one house. Discover this investor opportunity in this re-developing area of Lake City. Will make a great starter home or rental once remodeled. Pine walls and ceiling are eye catching features to help begin a new design. A second home can be built where one previously stood, doubling the opportunity.

Key facts

• 0.29 acre lot
• Built 1942
• Listed 97 days

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Zoning: SFR; Living area approx. 1,325 sq ft (public records); Building area total approx. 1,429 sq ft; Lot acreage: 1/4 to less than 1/2 acre; Unfurnished; No CDD, no homestead; Directions: From E Duval St. in Lake City, go north on Anderson Terrace. Travel four blocks. Property is on the corner to the right.

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single family residence; One story; Faces south; Fixer condition
• Construction: Asbestos, vinyl siding and frame construction; Metal roof; Crawlspace foundation with pier/pillar posts; Built on approximately 0.29-acre lot (104 x 120)
• Exterior features: City limits lot; Paved lot; Asphalt road frontage; Corner lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/Window cooling units
• Interior features: Ceiling fans; Wood window frames
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: 145 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 $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $70k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 2.05% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.41%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $108,240
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1026 NE Lake Dr	0.12mi	2/1.0 (-1)	840 (-4%)	15mo	$113,000	$135	70
890 NE Lake Dr	0.09mi	3/1.0	943 (+7%)	24mo	$154,500	$164	64
702 SE Putnam St	0.47mi	3/1.0	864 (-2%)	17mo	$75,000	$87	61
1020 SE Brock Glen Lake City	0.40mi	3/1.0	869 (-1%)	22mo	$107,000	$123	60
898 SE Saint Johns St	0.29mi	3/1.0	988 (+12%)	9mo	$47,500	$48	58
110 NE Granger Mill Ave	0.69mi	3/1.0	918 (+4%)	15mo	$42,000	$46	48
923 NE Coldwater Ave	0.73mi	3/1.0	864 (-2%)	21mo	$145,000	$168	45
606 SE Brown St	0.64mi	2/1.0 (-1)	960 (+9%)	19mo	$103,000	$107	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: 53.9%
• Equity multiple: 4.99×
• Total profit: $78,116
• Equity at exit: $63,062

10-year hold

• IRR: 47.5%
• Equity multiple: 11.14×
• Total profit: $198,686
• Equity at exit: $135,995

Cash invested: $19,600 (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 32055

• Home prices YoY: 24.1%
• Active inventory: 145
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $627

Break-even live

Break-even rent $640

Max offer price $70,000

Occupancy floor 51%

Sensitivity live

Price	-10% $667	-5% $647	+0% $627	+5% $608	+10% $588
Rent	-10% $514	-5% $571	+0% $627	+5% $684	+10% $741
Rate	-1.0pp $663	-0.5pp $645	base $627	+0.5pp $609	+1.0pp $591

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $70,000 Active 98 DOM
2. 2026-06-18
   days on market $70,000 Active 97 DOM
3. 2026-06-17
   days on market $70,000 Active 96 DOM
4. 2026-06-16
   days on market $70,000 Active 95 DOM
5. 2026-06-15
   days on market $70,000 Active 94 DOM
6. 2026-06-14
   days on market $70,000 Active 92 DOM
7. 2026-06-12
   days on market $70,000 Active 91 DOM
8. 2026-06-09
   days on market $70,000 Active 88 DOM
9. 2026-06-09
   price $70,000 Active 87 DOM
10. 2026-06-08
    days on market $75,000 Active 87 DOM
11. 2026-06-07
    days on market $75,000 Active 86 DOM
12. 2026-06-05
    days on market $75,000 Active 83 DOM
13. 2026-06-03
    days on market $75,000 Active 82 DOM
14. 2026-06-02
    days on market $75,000 Active 81 DOM
15. 2026-06-01
    days on market $75,000 Active 80 DOM
16. 2026-05-31
    days on market $75,000 Active 79 DOM
17. 2026-05-30
    days on market $75,000 Active 78 DOM
18. 2026-05-01
    price $75,000 323-char remark

    Show marketing remark (323 chars)

    Double home site with one house. Discover this investor opportunity in this re-developing area of Lake City. Will make a great starter home or rental once remodeled. Pine walls and ceiling are eye catching features to help begin a new design. A second home can be built where one previously stood, doubling the opportunity.

19. 2026-04-25
    price $75,000
20. 2026-03-13
    listed $80,000 Active 323-char remark

    Show marketing remark (323 chars)

    Double home site with one house. Discover this investor opportunity in this re-developing area of Lake City. Will make a great starter home or rental once remodeled. Pine walls and ceiling are eye catching features to help begin a new design. A second home can be built where one previously stood, doubling the opportunity.

21. 2026-03-13
    listed $80,000 Active

    Show marketing remark (323 chars)

    Double home site with one house. Discover this investor opportunity in this re-developing area of Lake City. Will make a great starter home or rental once remodeled. Pine walls and ceiling are eye catching features to help begin a new design. A second home can be built where one previously stood, doubling the opportunity.

22. 1993-03-01
    soldstatus $16,000

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/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 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: $17,208
• − Mortgage interest: −$3,921
• − Property taxes: −$1,311
• − Insurance: −$350
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$2,036
• Taxable income: $6,836
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $5,888/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): 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

+368.8% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $75,000 NFMLS
• 2026-04-25 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $80,000 NFMLS
• 1993-03-01 Sold (Public Records) $16,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,311 · -29.1% YoY. Source: county tax records.