277 NW Waldo Rd · Five Points, FL 32055

$165,000

2 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 39 Days on market

Built 1963 0.32 ac lot Est $115k · 44% over

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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).

• Cash flow +13.1/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

Key facts

• Great workshop
• 0.32 acre lot
• 2 garage spots

Tags

• GREAT WORKSHOP
• SCREENED IN FRONT PORCH
• SCREENED IN SIDE PORCH
• GREAT LOCATION TO TOWN
• GREAT LOCATION TO I-10

Property features AI

Exterior

• Parking: 2-car garage
• Home design: Single-story; Residential property
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.316-acre lot
• Exterior features: Screened patio/porch; Chain link fencing; Workshop on property

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Electric cooktop; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-6 ($-72/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (17.8% below list).
• Recommended offer: $136k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#830 in FL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; 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: 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 $18k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,684 (17.8% 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 39 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $114,750
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 NW Jeb Ter	0.25mi	3/1.0 (+1)	1,333 (-1%)	1mo	$40,000	$30	77
257 NE Sunnybrook St	0.72mi	2/1.0	1,350 (0%)	12mo	$115,000	$85	53
189 NW Meeks St	0.30mi	3/1.0 (+1)	1,153 (-15%)	0mo	$26,000	$23	52
2206 N US Hwy 441	0.66mi	3/2.0 (+1)	1,218 (-10%)	10mo	$174,900	$144	40
175 NE Fronie St	0.69mi	3/2.0 (+1)	1,163 (-14%)	21mo	$172,500	$148	22

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $89,462
• Equity at exit: $148,645

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $263,718
• Equity at exit: $320,559

Cash invested: $46,200 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-6

Break-even live

Break-even rent $1,364

Max offer price $163,937

Occupancy floor 95%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-19
   days on market $165,000 Active 39 DOM
2. 2026-06-18
   days on market $165,000 Active 38 DOM
3. 2026-06-17
   days on market $165,000 Active 37 DOM
4. 2026-06-16
   days on market $165,000 Active 36 DOM
5. 2026-06-15
   days on market $165,000 Active 35 DOM
6. 2026-06-14
   days on market $165,000 Active 33 DOM
7. 2026-06-12
   days on market $165,000 Active 32 DOM
8. 2026-06-09
   days on market $165,000 Active 29 DOM
9. 2026-06-09
   price $165,000 Active 28 DOM
10. 2026-06-08
    days on market $170,000 Active 28 DOM
11. 2026-06-07
    days on market $170,000 Active 27 DOM
12. 2026-06-05
    days on market $170,000 Active 24 DOM
13. 2026-06-03
    days on market $170,000 Active 23 DOM
14. 2026-06-02
    days on market $170,000 Active 22 DOM
15. 2026-06-01
    days on market $170,000 Active 21 DOM
16. 2026-05-31
    days on market $170,000 Active 20 DOM
17. 2026-05-30
    days on market $170,000 Active 19 DOM
18. 2026-05-18
    price $170,000
19. 2026-05-11
    listed $180,000 Active
20. 2023-11-01
    soldstatus $163,900
21. 2023-10-11
    historical
22. 2023-09-13
    historical Active Under Contract 178-char remark

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

23. 2023-09-13
    soldstatus $163,900 Closed 178-char remark

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

24. 2023-09-12
    status Active 178-char remark

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

25. 2023-09-12
    price $159,900 178-char remark

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

26. 2023-09-11
    price $159,900
27. 2023-09-02
    historical Active Under Contract 178-char remark

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

28. 2023-08-18
    price $162,900

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

29. 2023-08-18
    status Active 178-char remark

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

30. 2023-08-18
    price $163,000 178-char remark

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

31. 2023-08-16
    price $164,900
32. 2023-08-13
    historical 178-char remark

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

33. 2023-08-10
    price $165,000
34. 2023-08-08
    listed $165,000 Active 178-char remark

    Show marketing remark (178 chars)

    Remodeled 3/2 bath sits on just under 1/3 acre. Offers split floor plan, open concept kitchen with brand new cabinets and counter tops. New bathroom vanity, new flooring. No HOA.

35. 2023-08-05
    listed $170,000 Active
36. 2023-03-29
    soldstatus $48,000
37. 2023-03-28
    soldstatus $48,000 Closed
38. 2023-03-02
    status Pending
39. 2023-02-27
    listed $42,782 Active
40. 2023-02-24
    status Active
41. 2023-02-13
    listed $42,782 Active
42. 2003-08-06
    soldstatus $54,000

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 3/10 Moderate
• 🌡 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: $16,282
• − Mortgage interest: −$9,243
• − Property taxes: −$1,727
• − Insurance: −$825
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$4,800
• Taxable loss: −$2,917
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $628/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 — Five Points

• Score: 59/100
• State rank: #830
• US rank: #20313

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Five Points, FL
• County: Columbia County · 40,507 people
• 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

+214.8% since first listed

25 events — show timeline

• 2026-05-18 Price Changed $170,000 NFMLS
• 2026-05-11 Listed $180,000 NFMLS
• 2023-11-01 Sold (Public Records) $163,900 Public Records
• 2023-10-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-13 Contingent — NFMLS
• 2023-09-13 Sold (MLS) $163,900 NFMLS
• 2023-09-12 Relisted — NFMLS
• 2023-09-12 Price Changed $159,900 NFMLS
• 2023-09-11 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-02 Contingent — NFMLS
• 2023-08-18 Price Changed $162,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-18 Relisted — NFMLS
• 2023-08-18 Price Changed $163,000 NFMLS
• 2023-08-16 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-13 Delisted — NFMLS
• 2023-08-10 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-08 Listed $165,000 NFMLS
• 2023-08-05 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-29 Sold (Public Records) $48,000 Public Records
• 2023-03-28 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-27 Listed $42,782 NFMLS
• 2023-02-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-02-13 Listed $42,782 Stellar MLS as Distributed by MLS Grid
• 2003-08-06 Sold (Public Records) $54,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,727 · -0.6% YoY. Source: county tax records.