1289 SW Bedenbaugh Ln · Lake City, FL 32025

$134,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 30 Days on market

Built 1997 1.49 ac lot

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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 +27.1/30.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on an acre of beautifully wooded land just outside of Lake City, this charming 2-bedroom, 2-bath mobile home offers peaceful country living with convenient access to town. Inside, you’ll find vaulted ceilings and an open-concept layout featuring a spacious family room, dining area, and kitchen designed for easy everyday living and entertaining. The kitchen overlooks the main living space, creating a warm and inviting atmosphere. The primary suite includes a private bath and walk-in closet, while the second bedroom and bath provide additional comfort for guests or family. Enjoy the privacy and natural beauty of the wooded setting while still being just a short drive to down

Key facts

• Private bath
• Walk-in closet
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BATH
• WALK-IN CLOSET
• PROXIMITY TO ATTRACTIONS

Property features AI

Finance

• Other: Homestead exempt; No lease restrictions; Unfurnished; Irregular lot size of approximately 1.49 acres
• HOA & community: No association

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured home (double wide); One story; Home faces south; Fixer condition
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on a 1 to less than 2 acre lot (approx. 1.49 acres)
• Exterior features: Irregular lot; Mature landscaping with oak trees; Shed(s)

Interior

• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Kitchen/family room combo
• Laundry & utility: No laundry facilities (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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).
• This rent runs 34% 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 $14k of equity ($933 loan paydown + $13k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

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 $132,876 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 7.2

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: 33.2%
• Equity multiple: 3.59×
• Total profit: $97,824
• Equity at exit: $121,529

10-year hold

• IRR: 28.6%
• Equity multiple: 8.12×
• Total profit: $268,851
• Equity at exit: $262,081

Cash invested: $37,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $383

Break-even live

Break-even rent $1,078

Max offer price $134,900

Occupancy floor 70%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $134,900 Active 30 DOM
2. 2026-06-18
   days on market $134,900 Active 29 DOM
3. 2026-06-17
   days on market $134,900 Active 28 DOM
4. 2026-06-16
   days on market $134,900 Active 27 DOM
5. 2026-06-15
   days on market $134,900 Active 26 DOM
6. 2026-06-14
   days on market $134,900 Active 24 DOM
7. 2026-06-12
   days on market $134,900 Active 23 DOM
8. 2026-06-09
   days on market $134,900 Active 20 DOM
9. 2026-06-08
   days on market $134,900 Active 19 DOM
10. 2026-06-07
    days on market $134,900 Active 18 DOM
11. 2026-06-05
    days on market $134,900 Active 15 DOM
12. 2026-06-03
    days on market $134,900 Active 14 DOM
13. 2026-06-02
    days on market $134,900 Active 13 DOM
14. 2026-06-01
    days on market $134,900 Active 12 DOM
15. 2026-05-31
    days on market $134,900 Active 11 DOM
16. 2026-05-30
    days on market $134,900 Active 10 DOM
17. 2026-05-20
    listed $134,900 Active

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$64/yr (+$5/mo · 6.1%)

ⓘ 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 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,750
• − Mortgage interest: −$7,556
• − Property taxes: −$1,056
• − Insurance: −$674
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$3,924
• Taxable income: $2,539
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,984/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): 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

1 event — show timeline

• 2026-05-20 Listed $134,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.7%/yr

Latest (2025): $1,056 · +4.5% YoY. Source: county tax records.