333 SE Rosewood Cir · Watertown, FL 32025

$268,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 247 Days on market

Built 1992 9,583 sqft lot Est $243k · 11% over $75/mo HOA · 4% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

2 bedroom, office , 2 bath 2 car garage, open living with great room/dining room/kitchen, split plan, large screen porch & a den, inside utilty room off kitchen-Seller is motivated and offering a $7,600 flooring and paint allowance.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Subdivision: EASTSIDE VILLAGE; Directions: Head East on SE Baya Drive, turn right onto SE Pearl Terrace, then right onto SE Rosewood Circle; the home is on the right.
• HOA & community: Homeowners association with a $75 monthly fee

Exterior

• Parking: 2-car garage; Garage door opener
• Home design: Residential property; Single-story; RMF-1 zoning
• Construction: Frame construction; Metal roof; Slab foundation; Built as a residential structure
• Exterior features: Irregular lot; Community pool

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Vaulted ceilings; Insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (33.4% below list).
• Recommended offer: $179k (33.4% below list) — sets the bar for 1% rule.

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 39% 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $172k; list at $269k implies a 56% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,166 (33.4% 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 247 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.67% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $243,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
772 SE Defender Dr	0.12mi	3/1.5	1,509 (+1%)	8mo	$170,000	$113	85
434 SE Rosewood Cir	0.10mi	3/2.0	1,511 (+1%)	11mo	$265,000	$175	85
465 SE Rosewood Cir	0.14mi	2/2.0 (-1)	1,488 (-1%)	6mo	$255,000	$171	82
795 SE Defender Dr	0.16mi	3/1.5	1,568 (+4%)	8mo	$193,500	$123	77
186 SE Rosewood Cir	0.15mi	2/1.5 (-1)	1,448 (-4%)	6mo	$235,000	$162	76
1871 SE Baya Dr	0.34mi	3/2.0	1,575 (+5%)	10mo	$175,000	$111	68
176 SE Dekle Way	0.48mi	3/1.0	1,390 (-7%)	3mo	$145,000	$104	59
143 SE Jolene Way	0.44mi	3/2.0	1,377 (-8%)	10mo	$255,000	$185	58
406 SE Pearl Ter	0.22mi	2/2.0 (-1)	1,288 (-14%)	9mo	$219,000	$170	54
231 SE Golf Club Ave	0.33mi	4/1.5 (+1)	1,696 (+13%)	6mo	$119,000	$70	50
234 SE Emerson Ct	0.64mi	3/2.0	1,636 (+9%)	6mo	$200,000	$122	50
158 SE Plant St	0.69mi	3/2.0	1,340 (-11%)	8mo	$259,000	$193	44

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $127,530
• Equity at exit: $242,246

10-year hold

• IRR: 19.0%
• Equity multiple: 6.18×
• Total profit: $390,258
• Equity at exit: $522,414

Cash invested: $75,292 (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: 12.5×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$1,410
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$112
• HOA: −$75
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-296

Break-even live

Break-even rent $2,166

Max offer price $216,598

Occupancy floor —

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: $67,225
• Closing costs: $8,067
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 25 events

1. 2026-06-19
   days on market $268,900 Active 247 DOM
2. 2026-06-18
   days on market $268,900 Active 246 DOM
3. 2026-06-17
   days on market $268,900 Active 245 DOM
4. 2026-06-16
   days on market $268,900 Active 244 DOM
5. 2026-06-15
   days on market $268,900 Active 243 DOM
6. 2026-06-14
   days on market $268,900 Active 241 DOM
7. 2026-06-12
   days on market $268,900 Active 240 DOM
8. 2026-06-09
   days on market $268,900 Active 237 DOM
9. 2026-06-08
   days on market $268,900 Active 236 DOM
10. 2026-06-07
    days on market $268,900 Active 235 DOM
11. 2026-06-05
    days on market $268,900 Active 232 DOM
12. 2026-06-03
    days on market $268,900 Active 231 DOM
13. 2026-06-02
    days on market $268,900 Active 230 DOM
14. 2026-06-01
    days on market $268,900 Active 229 DOM
15. 2026-05-31
    days on market $268,900 Active 228 DOM
16. 2026-05-30
    days on market $268,900 Active 227 DOM
17. 2026-04-07
    price $268,900
18. 2025-10-15
    listed $274,000 Active
19. 2023-03-14
    soldstatus $171,900
20. 2017-01-10
    soldstatus $106,000
21. 2016-10-21
    soldstatus $106,000 238-char remark

    Show marketing remark (238 chars)

    2 bedroom, office , 2 bath 2 car garage, open living with great room/dining room/kitchen, split plan, large screen porch & a den, inside utilty room off kitchen-Seller is motivated and offering a $7,600 flooring and paint allowance.

22. 2015-12-04
    soldstatus $100,100
23. 2004-07-08
    soldstatus $100,000
24. 2003-05-01
    soldstatus $96,000
25. 2000-01-28
    soldstatus $78,000

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $2,232 · $186/mo
• Expected delta: +$860/yr (+$72/mo · 62.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $21,500
• − Mortgage interest: −$15,063
• − Property taxes: −$1,372
• − Insurance: −$1,344
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$900
• − Depreciation: −$7,823
• Taxable loss: −$8,441
• Est. tax savings @ 24.0%: +$2,026
• After-tax cash flow: $-1,527/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

+244.7% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $268,900 NFMLS
• 2025-10-15 Listed $274,000 NFMLS
• 2023-03-14 Sold (Public Records) $171,900 Public Records
• 2017-01-10 Sold (Public Records) $106,000 Public Records
• 2016-10-21 Sold (MLS) $106,000 NFMLS
• 2015-12-04 Sold (Public Records) $100,100 Public Records
• 2004-07-08 Sold (Public Records) $100,000 Public Records
• 2003-05-01 Sold (Public Records) $96,000 Public Records
• 2000-01-28 Sold (Public Records) $78,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,372 · -0.3% YoY. Source: county tax records.