182 SW Jupiter Gln · Lake City, FL 32024

$65,000

4 bd · 2.0 ba · 1,416 sqft · Manufactured public records · 185 Days on market

Manufactured home Built 1984 Fair condition 10,846 sqft lot 2-car garage $46/sqft · 44% below area Est $117k · 44% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Schools +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.9

Listing remarks

4Bed 2Bath HOME offering an excellent layout and endless potential. Ideal Home for Investors or Handyman's seeking there next project. Conveniently located near shopping, dinning and major road way. Property is being sold as-is. Photos have been enhanced or filtered and may not fully reflect current conditions.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 4.0% 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: Pinemount Elementary School (math 72% / reading 67%, grade A-, #364 of 2,144 statewide, top 19%, 486 students, 66% FRL); Columbia High School (math 28% / reading 45%, grade F, #351 of 667 statewide, top 54%, 1,737 students, 50% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 290 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 185 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $65k implies a 76% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 2.55% ✓
• Cap rate: 22.27%
• Cash-on-cash: 57.05%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (median comp): $116,905
• List price: $65,000
• Delta: -44.40%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 SW Jupiter Gln	0.06mi	3/2.0 (-1)	1,359 (-4%)	10mo	$121,000	$89	77
245 SW Aspen Gln	0.12mi	3/2.0 (-1)	1,080 (-24%)	8mo	$161,000	$149	58
449 SW Suwannee Downs Dr	1.41mi	3/2.0 (-1)	1,440 (+2%)	0mo	$178,500	$124	57
262 SW Lynnwood Ave	1.26mi	3/2.0 (-1)	1,512 (+7%)	2mo	$155,000	$103	47
136 SW Grand Magnolia Gln	1.47mi	3/2.0 (-1)	1,505 (+6%)	12mo	$365,000	$243	40
2971 SW Birley Ave	0.86mi	3/2.0 (-1)	1,290 (-9%)	10mo	$249,000	$193	37
174 SW Bre Ln	1.45mi	4/2.0	1,620 (+14%)	9mo	$335,000	$207	34
379 SW Mollie Ter	1.23mi	3/2.0 (-1)	1,620 (+14%)	4mo	$211,000	$130	33
220 SW Magical Ter	0.75mi	3/2.0 (-1)	1,620 (+14%)	5mo	$76,000	$47	32
106 SW Mollie Ter	1.12mi	3/2.0 (-1)	1,724 (+22%)	5mo	$395,000	$229	31
233 SW Shady Ln	0.76mi	4/1.0	1,248 (-12%)	13mo	$175,900	$141	30
146 SW Kaman Dr	1.34mi	3/2.0 (-1)	1,152 (-19%)	14mo	$135,000	$117	24

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: 69.6%
• Equity multiple: 5.97×
• Total profit: $90,531
• Equity at exit: $58,557

10-year hold

• IRR: 63.4%
• Equity multiple: 13.27×
• Total profit: $223,303
• Equity at exit: $126,281

Cash invested: $18,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $235,000 ($193/sqft)
• Median days on market: 117 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -57.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32024

• Home prices YoY: 7.6%
• Active inventory: 290
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $865

Break-even live

Break-even rent $560

Max offer price $65,000

Occupancy floor 43%

Sensitivity live

Price	-10% $902	-5% $884	+0% $865	+5% $847	+10% $828
Rent	-10% $734	-5% $800	+0% $865	+5% $931	+10% $996
Rate	-1.0pp $898	-0.5pp $882	base $865	+0.5pp $848	+1.0pp $831

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 SW Bre Ln Lake City, FL	4.0	2.0	1434	$2,150	$1.50	0d	1	1.49mi

Property features AI

Finance

• Other: Residential zoning (RES)Lot approximately 0.249 acres (75 x 145)Located in Woodgate Village

Exterior

• Parking: 2-car garage
• Home design: Manufactured homeSingle-story
• Construction: Frame constructionMetal roof
• Exterior features: Covered patio/porchWood fencing

Interior

• Kitchen: Electric cooktopRefrigerator
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Electric cooktopRefrigerator

Listing history 50 events

1. 2026-11-08
   days on market $65,000 Active 185 DOM
2. 2026-11-07
   days on market $65,000 Active 184 DOM
3. 2026-11-06
   days on market $65,000 Active 183 DOM
4. 2026-11-05
   days on market $65,000 Active 182 DOM
5. 2026-11-04
   days on market $65,000 Active 181 DOM
6. 2026-11-02
   days on market $65,000 Active 179 DOM
7. 2026-11-01
   days on market $65,000 Active 178 DOM
8. 2026-10-31
   days on market $65,000 Active 177 DOM
9. 2026-10-30
   days on market $65,000 Active 176 DOM
10. 2026-10-29
    days on market $65,000 Active 175 DOM
11. 2026-10-28
    days on market $65,000 Active 174 DOM
12. 2026-10-27
    days on market $65,000 Active 173 DOM
13. 2026-10-26
    days on market $65,000 Active 172 DOM
14. 2026-10-25
    days on market $65,000 Active 171 DOM
15. 2026-10-24
    days on market $65,000 Active 170 DOM
16. 2026-10-23
    days on market $65,000 Active 169 DOM
17. 2026-10-22
    days on market $65,000 Active 168 DOM
18. 2026-10-21
    days on market $65,000 Active 167 DOM
19. 2026-10-20
    days on market $65,000 Active 166 DOM
20. 2026-10-19
    days on market $65,000 Active 165 DOM
21. 2026-10-18
    days on market $65,000 Active 164 DOM
22. 2026-10-17
    days on market $65,000 Active 163 DOM
23. 2026-10-16
    days on market $65,000 Active 162 DOM
24. 2026-10-15
    days on market $65,000 Active 161 DOM
25. 2026-10-14
    days on market $65,000 Active 160 DOM
26. 2026-10-13
    days on market $65,000 Active 159 DOM
27. 2026-10-12
    days on market $65,000 Active 158 DOM
28. 2026-10-11
    days on market $65,000 Active 157 DOM
29. 2026-10-10
    days on market $65,000 Active 156 DOM
30. 2026-10-09
    days on market $65,000 Active 155 DOM
31. 2026-10-08
    days on market $65,000 Active 154 DOM
32. 2026-10-07
    days on market $65,000 Active 153 DOM
33. 2026-10-06
    days on market $65,000 Active 152 DOM
34. 2026-10-05
    days on market $65,000 Active 151 DOM
35. 2026-10-04
    days on market $65,000 Active 150 DOM
36. 2026-10-03
    days on market $65,000 Active 149 DOM
37. 2026-10-02
    days on market $65,000 Active 148 DOM
38. 2026-10-01
    days on market $65,000 Active 147 DOM
39. 2026-09-30
    days on market $65,000 Active 146 DOM
40. 2026-09-29
    days on market $65,000 Active 145 DOM
41. 2026-09-28
    days on market $65,000 Active 144 DOM
42. 2026-09-27
    days on market $65,000 Active 143 DOM
43. 2026-09-26
    days on market $65,000 Active 142 DOM
44. 2026-09-25
    days on market $65,000 Active 141 DOM
45. 2026-09-24
    days on market $65,000 Active 140 DOM
46. 2026-09-23
    days on market $65,000 Active 139 DOM
47. 2026-09-20
    days on market $65,000 Active 136 DOM
48. 2026-09-18
    days on market $65,000 Active 134 DOM
49. 2026-09-17
    days on market $65,000 Active 133 DOM
50. 2026-09-16
    days on market $65,000 Active 132 DOM

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $896 · $75/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $19,866
• − Mortgage interest: −$3,641
• − Property taxes: −$896
• − Insurance: −$325
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$1,891
• Taxable income: $9,935
• Est. tax owed @ 24.0%: −$2,384
• After-tax cash flow: $7,999/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $35,400–$63,720 screening

The home is in fair condition with moderate repairs needed. Clutter removal is the highest-ROI update to assess the true condition and increase its value.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof) — No roof visible
• Major Hvac (hvac) — No HVAC visible
• Major Windows (windows) — No windows visible
• Major Electrical (electrical) — No electrical panel visible
• Major Plumbing (plumbing) — No plumbing visible
• Major Exterior (exterior) — No exterior visible
• Major Other — No other components visible

Repairs flagged

• Major Clutter removal — The home is cluttered with items that need to be removed to assess the condition of the interior and exterior.

Value-add opportunities

• Both Clutter removal — Removing clutter will reveal the true condition of the home and make it more appealing to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Pinemount Elementary School A- FL #364/2,144 Nat'l #3,487/41,679 Middle Lake City Middle School C+ FL #205/571 Nat'l #2,785/14,009 High Columbia High School F FL #351/667 Nat'l #9,347/17,239

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

B Composite livability gradescore 73/100

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 · 68,129 people
• City population: 40,507
• Population (ZIP): 20,644
• Household income: $62,066
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 8% of renters

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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%

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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%
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

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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

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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

Property features AI

Finance

• Other: Residential zoning (RES)Lot approximately 0.249 acres (75 x 145)Located in Woodgate Village

Exterior

• Parking: 2-car garage
• Home design: Manufactured homeSingle-story
• Construction: Frame constructionMetal roof
• Exterior features: Covered patio/porchWood fencing

Interior

• Kitchen: Electric cooktopRefrigerator
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Electric cooktopRefrigerator

Price history

+88.9% since first listed

3 events — show timeline

• 2026-06-03 Price Changed $69,900 NFMLS
• 2026-05-08 Listed $73,900 NFMLS
• 1984-09-01 Sold (Public Records) $37,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $896 · -0.8% YoY. Source: county tax records.