741 SE Eloise Ave · Watertown, FL 32025

$189,000

2 bd · 1.0 ba · 1,414 sqft · SingleFamily public records · 323 Days on market

Built 1968 0.46 ac lot Est $204k · 7% under

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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 +13.6/30.0
• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled with all new appliances, flooring, roof and AC. Cozy 2/1 in quiet neighborhood

Key facts

• Newer ac
• Newer flooring
• Completely remodeled

Tags

• COMPLETELY REMODELED
• NEWER FLOORING
• NEWER APPLIANCES
• NEWER ROOF
• NEWER AC
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Zoning: RSF-2; Lot approximately 0.464 acre (dimensions: 152 x 136 x 150 x 163)

Exterior

• Parking: Attached or detached 2-car garage
• Utilities: Cable available
• Home design: Single-story residential property
• Construction: Metal roof
• Exterior features: Wood fencing; Irregular lot shape

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans; Central air conditioning; Central electric heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $9 ($110/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 $158k (16.3% below list).
• Recommended offer: $158k (16.3% 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 35% 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $11k (5%) 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; major 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 $158,198 (16.3% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $203,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
492 SE Lomond Ave	0.29mi	3/1.0 (+1)	1,390 (-2%)	6mo	$112,500	$81	74
246 SE Lochlynn Ter	0.31mi	3/2.0 (+1)	1,340 (-5%)	6mo	$259,000	$193	63
570 SE Sunflower Pl	0.68mi	3/2.0 (+1)	1,400 (-1%)	8mo	$264,500	$189	51
240 SE Cameron Ter	0.32mi	3/2.0 (+1)	1,225 (-13%)	5mo	$235,000	$192	49
465 SE Rosewood Cir	0.73mi	2/2.0	1,488 (+5%)	6mo	$255,000	$171	48
1047 SE Putnam St	0.49mi	3/2.5 (+1)	1,256 (-11%)	3mo	$76,500	$61	45
319 SE Avalon Ave	0.68mi	3/3.0 (+1)	1,344 (-5%)	8mo	$174,400	$130	40
465 SE Golf Club Ave	0.60mi	3/2.0 (+1)	1,215 (-14%)	0mo	$175,000	$144	39
434 SE Rosewood Cir	0.75mi	3/2.0 (+1)	1,511 (+7%)	11mo	$265,000	$175	36
1871 SE Baya Dr	0.64mi	3/2.0 (+1)	1,575 (+11%)	10mo	$175,000	$111	34
654 SE Brown St	0.67mi	3/2.0 (+1)	1,554 (+10%)	12mo	$174,000	$112	33
300 SE Defender Dr	0.68mi	3/1.5 (+1)	1,247 (-12%)	11mo	$116,000	$93	33

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: 24.4%
• Equity multiple: 2.96×
• Total profit: $103,502
• Equity at exit: $170,266

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $304,304
• Equity at exit: $367,185

Cash invested: $52,920 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $9

Break-even live

Break-even rent $1,570

Max offer price $189,000

Occupancy floor 94%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $189,000 Active 323 DOM
2. 2026-06-18
   days on market $189,000 Active 322 DOM
3. 2026-06-17
   days on market $189,000 Active 321 DOM
4. 2026-06-16
   days on market $189,000 Active 320 DOM
5. 2026-06-15
   days on market $189,000 Active 319 DOM
6. 2026-06-14
   days on market $189,000 Active 317 DOM
7. 2026-06-12
   days on market $189,000 Active 316 DOM
8. 2026-06-09
   days on market $189,000 Active 313 DOM
9. 2026-06-08
   days on market $189,000 Active 312 DOM
10. 2026-06-07
    days on market $189,000 Active 311 DOM
11. 2026-06-05
    days on market $189,000 Active 308 DOM
12. 2026-06-03
    days on market $189,000 Active 307 DOM
13. 2026-06-02
    days on market $189,000 Active 306 DOM
14. 2026-06-01
    days on market $189,000 Active 305 DOM
15. 2026-05-31
    days on market $189,000 Active 304 DOM
16. 2026-05-30
    days on market $189,000 Active 303 DOM
17. 2026-05-06
    status Active
18. 2026-04-28
    historical Active Under Contract
19. 2026-04-14
    status Active
20. 2026-03-02
    historical Active Under Contract
21. 2025-11-07
    price $189,000
22. 2025-09-08
    price $194,900
23. 2025-07-31
    listed $199,900 Active
24. 2025-01-03
    price $199,900
25. 2024-10-23
    listed $219,900 Active
26. 2023-01-17
    soldstatus $179,000 Closed 99-char remark

    Show marketing remark (99 chars)

    Completely remodeled with all new appliances, flooring, roof and AC. Cozy 2/1 in quiet neighborhood

27. 2023-01-13
    listed $169,000 Active 99-char remark

    Show marketing remark (99 chars)

    Completely remodeled with all new appliances, flooring, roof and AC. Cozy 2/1 in quiet neighborhood

28. 2022-08-09
    soldstatus $51,000
29. 2020-08-23
    soldstatus $25,000
30. 2016-09-07
    soldstatus $25,000
31. 2016-08-23
    soldstatus $25,000
32. 2016-08-09
    listed $20,800

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,049 · $171/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 7/10 Severe
• 🌡 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: $18,984
• − Mortgage interest: −$10,587
• − Property taxes: −$2,049
• − Insurance: −$945
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,498
• Taxable loss: −$3,132
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $862/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

+808.7% since first listed

16 events — show timeline

• 2026-05-06 Relisted — NFMLS
• 2026-04-28 Contingent — NFMLS
• 2026-04-14 Relisted — NFMLS
• 2026-03-02 Contingent — NFMLS
• 2025-11-07 Price Changed $189,000 NFMLS
• 2025-09-08 Price Changed $194,900 NFMLS
• 2025-07-31 Listed $199,900 NFMLS
• 2025-01-03 Price Changed $199,900 NFMLS
• 2024-10-23 Listed $219,900 NFMLS
• 2023-01-17 Sold (MLS) $179,000 NFMLS
• 2023-01-13 Listed $169,000 NFMLS
• 2022-08-09 Sold (Public Records) $51,000 Public Records
• 2020-08-23 Sold (MLS) $25,000 NFMLS
• 2016-09-07 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-23 Sold (MLS) $25,000 NFMLS
• 2016-08-09 Listed $20,800 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.2%/yr

Latest (2025): $2,049 · -0.7% YoY. Source: county tax records.