119 SW June Gln · Lake City, FL 32024

$292,000

3 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 85 Days on market

Built 1972 1.00 ac lot Est $330k · 12% under

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Why this score? — see what drove the D+ 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).

• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Remodeled 3 bedroom, 2 bathroom home situated on a 1 acre corner lot. This home features: 2,050 heated & cooled sq feet, new luxury plank flooring throughout, spacious kitchen, freshly painted 2025, new windows in 2025, new metal roof 2024, new bathroom vanities in 2025, new kitchen appliances in 2025 and more! Outside you will find covered front & back porches, large fenced backyard and a shed for extra storage. No HOA & No Deed Restrictions. Property is not in the FEMA 100 year flood zone. Home is close to I-75 and I-10 for an easy commute. Minutes from A-Rated Charter School. Book your private tour today!

Key facts

• Kitchen appliances
• Covered porches
• Newer roof

Tags

• REMODELED HOME
• NEWER ROOF
• HOT WATER HEATER
• KITCHEN APPLIANCES
• COVERED PORCHES
• CORNER LOT

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Private well water
• Home design: Residential property; Single-story
• Construction: Block and frame construction with metal siding; Metal roof; Slab foundation; Built with metal siding
• Exterior features: Covered patio; Chain link fence; Shed(s); 1-acre lot; Zoned A-3

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Ceiling fans; Covered patio; Chain link fencing; Shed(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (37.2% below list).
• Recommended offer: $183k (37.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 206 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 $31k of equity ($2k loan paydown + $29k 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.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $183,471 (37.2% 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 85 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $330,484
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
747 SW Rosemary Dr	0.00mi	4/2.0 (+1)	1,760 (+8%)	5mo	$370,900	$211	78
701 SW Rosemary Dr	0.00mi	4/2.0 (+1)	1,820 (+12%)	9mo	$385,000	$212	68
1162 SW Fairfax Gln	0.68mi	3/3.0	1,706 (+5%)	10mo	$232,500	$136	48
3896 SW Sr-247	0.60mi	3/2.0	1,845 (+13%)	3mo	$374,900	$203	48
1100 SW Fairfax Gln	0.72mi	4/2.0 (+1)	1,660 (+2%)	19mo	$250,000	$151	42
1172 SW Jamestown Gln	0.70mi	4/3.0 (+1)	1,789 (+10%)	8mo	$220,000	$123	36

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $136,686
• Equity at exit: $263,057

10-year hold

• IRR: 18.8%
• Equity multiple: 6.13×
• Total profit: $419,793
• Equity at exit: $567,292

Cash invested: $81,760 (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 32024

• Home prices YoY: 7.6%
• Active inventory: 206
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$1,531
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-349

Break-even live

Break-even rent $2,277

Max offer price $230,322

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-267	+0% $-349	+5% $-432	+10% $-514
Rent	-10% $-494	-5% $-422	+0% $-349	+5% $-277	+10% $-204
Rate	-1.0pp $-202	-0.5pp $-275	base $-349	+0.5pp $-425	+1.0pp $-502

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: $73,000
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $292,000 Active 85 DOM
2. 2026-06-18
   days on market $292,000 Active 84 DOM
3. 2026-06-17
   days on market $292,000 Active 83 DOM
4. 2026-06-16
   days on market $292,000 Active 82 DOM
5. 2026-06-15
   days on market $292,000 Active 81 DOM
6. 2026-06-14
   days on market $292,000 Active 79 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricestatusdays on market $292,000 Active 78 DOM
9. 2026-05-06
   status Active
10. 2026-04-24
    status Active
11. 2026-04-18
    historical Active Under Contract
12. 2026-01-30
    listed $279,000 Active
13. 2025-09-23
    soldstatus $260,000 Closed 633-char remark

    Show marketing remark (633 chars)

    Remodeled 3 bedroom, 2 bathroom home situated on a 1 acre corner lot. This home features: 2,050 heated & cooled sq feet, new luxury plank flooring throughout, spacious kitchen, freshly painted 2025, new windows in 2025, new metal roof 2024, new bathroom vanities in 2025, new kitchen appliances in 2025 and more! Outside you will find covered front & back porches, large fenced backyard and a shed for extra storage. No HOA & No Deed Restrictions. Property is not in the FEMA 100 year flood zone. Home is close to I-75 and I-10 for an easy commute. Minutes from A-Rated Charter School. Book your private tour today!

14. 2025-07-18
    listed $299,000 Active 633-char remark

    Show marketing remark (633 chars)

    Remodeled 3 bedroom, 2 bathroom home situated on a 1 acre corner lot. This home features: 2,050 heated & cooled sq feet, new luxury plank flooring throughout, spacious kitchen, freshly painted 2025, new windows in 2025, new metal roof 2024, new bathroom vanities in 2025, new kitchen appliances in 2025 and more! Outside you will find covered front & back porches, large fenced backyard and a shed for extra storage. No HOA & No Deed Restrictions. Property is not in the FEMA 100 year flood zone. Home is close to I-75 and I-10 for an easy commute. Minutes from A-Rated Charter School. Book your private tour today!

15. 2024-11-23
    listed $299,000 Active
16. 2023-08-07
    soldstatus $75,000
17. 2016-08-29
    soldstatus $88,000

ⓘ 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: $1,747 · $146/mo
• Projected year-2 tax: $2,424 · $202/mo
• Expected delta: +$676/yr (+$56/mo · 38.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,017
• − Mortgage interest: −$16,357
• − Property taxes: −$1,747
• − Insurance: −$1,460
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$8,495
• Taxable loss: −$9,565
• Est. tax savings @ 24.0%: +$2,296
• After-tax cash flow: $-1,894/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
• City population: 40,507
• Population (ZIP): 20,644

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Italian 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

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: ▲ 19.05%
• Current HPI: 269.4659
• 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

+217.0% since first listed

9 events — show timeline

• 2026-05-06 Relisted — NFMLS
• 2026-04-24 Relisted — NFMLS
• 2026-04-18 Contingent — NFMLS
• 2026-01-30 Listed $279,000 NFMLS
• 2025-09-23 Sold (MLS) $260,000 NFMLS
• 2025-07-18 Listed $299,000 NFMLS
• 2024-11-23 Listed $299,000 NFMLS
• 2023-08-07 Sold (Public Records) $75,000 Public Records
• 2016-08-29 Sold (MLS) $88,000 NFMLS

Property tax history

+1.4%/yr

Latest (2025): $1,747 · +1.9% YoY. Source: county tax records.