134 SE Powell Pl · Lake City, FL 32025

$200,000

3 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 107 Days on market

Built 2008 13 ac lot

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Why this score? — see what drove the C 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 +17.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the potential of this 4-bedroom, 3-bath mobile home set on a spacious 13.21-acre property, offering privacy, natural beauty, and opportunity. The land includes approximately 12 acres of timber, with 3 acres of newly planted pine, making it attractive for those interested in land value, future growth, or recreational use. A creek running through the property adds to the peaceful, natural setting. The 2,280 square foot home is a fixer-upper, providing the chance to renovate and customize to your vision. The property is serviced by well and septic, offering flexibility and independence from municipal utilities. There is a 10x12 storage area on the property as well as an above-ground p

Key facts

• Abundant acreage
• Above-ground pool
• 10x12 storage area

Tags

• SPACIOUS 13.21-ACRE PROPERTY
• 3 ACRES OF NEWLY PLANTED PINE
• 10X12 STORAGE AREA
• ABOVE-GROUND POOL
• ABUNDANT ACREAGE
• SCENIC CREEK

Property features AI

Finance

• Other: Tenure: Homestead; Zoned: IMPROVE AG; Lot size approximately 13.21 acres (10 to less than 20 acres)
• Financial info: No additional financial details provided
• HOA & community: No HOA / association

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Residential manufactured double-wide; One level; East-facing
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a double wide manufactured home
• Exterior features: Outdoor lighting; Above-ground private pool; Creek water view and creek access

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Crown molding; 9 total rooms
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (12.8% below list).
• Recommended offer: $174k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.8% 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.
• Zoned schools: Eastside Elementary School (math 68% / reading 62%, grade B+, #514 of 2,144 statewide, top 24%, 631 students, 62% FRL); Columbia High School (math 28% / reading 45%, grade F, #351 of 667 statewide, top 54%, 1,737 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 146 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; list at $200k implies a 54% 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; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,393 (12.8% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 9.6

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: 26.6%
• Equity multiple: 3.11×
• Total profit: $118,384
• Equity at exit: $180,176

10-year hold

• IRR: 23.3%
• Equity multiple: 7.09×
• Total profit: $340,993
• Equity at exit: $388,556

Cash invested: $56,000 (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: 146
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $150

Break-even live

Break-even rent $1,555

Max offer price $200,000

Occupancy floor 86%

Sensitivity live

Price	-10% $263	-5% $206	+0% $150	+5% $93	+10% $36
Rent	-10% $12	-5% $81	+0% $150	+5% $218	+10% $287
Rate	-1.0pp $250	-0.5pp $200	base $150	+0.5pp $98	+1.0pp $45

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $200,000 Active 107 DOM
2. 2026-06-19
   days on market $200,000 Active 105 DOM
3. 2026-06-18
   days on market $200,000 Active 104 DOM
4. 2026-06-17
   days on market $200,000 Active 103 DOM
5. 2026-06-16
   days on market $200,000 Active 102 DOM
6. 2026-06-15
   days on market $200,000 Active 101 DOM
7. 2026-06-14
   days on market $200,000 Active 99 DOM
8. 2026-06-12
   days on market $200,000 Active 98 DOM
9. 2026-06-09
   days on market $200,000 Active 95 DOM
10. 2026-06-08
    days on market $200,000 Active 94 DOM
11. 2026-06-07
    days on market $200,000 Active 93 DOM
12. 2026-06-05
    days on market $200,000 Active 90 DOM
13. 2026-06-03
    days on market $200,000 Active 89 DOM
14. 2026-06-02
    days on market $200,000 Active 88 DOM
15. 2026-06-01
    days on market $200,000 Active 87 DOM
16. 2026-05-31
    days on market $200,000 Active 86 DOM
17. 2026-05-30
    days on market $200,000 Active 85 DOM
18. 2026-04-02
    status Active
19. 2026-01-21
    listed $200,000 Active
20. 2017-02-13
    soldstatus $130,000

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$508/yr (+$42/mo · 44.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $20,927
• − Mortgage interest: −$11,203
• − Property taxes: −$1,152
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$5,818
• Taxable loss: −$1,594
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $2,178/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

+53.8% since first listed

3 events — show timeline

• 2026-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-13 Sold (Public Records) $130,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,152 · -0.3% YoY. Source: county tax records.