234 SW Havanna Way · Lake City, FL 32024

$215,000

3 bd · 2.0 ba · 1,246 sqft · SingleFamily public records · 23 Days on market

Built 1972 0.35 ac lot Est $268k · 20% under ↓ 17% since listing

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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 +15.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• 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 MLS

This well-kept 3-bedroom, 1.5-bath brick home offers comfortable living space with fresh updates. Its location at the end of a quiet cul-de-sac creates a peaceful setting. The home has been freshly painted and features an updated kitchen with marble counter tops, newly painted cabinets, a tasteful backs plash, a new double-sided sink, and brand-new stainless steel appliances. Additional highlights include a newer Generac Whole House generator with two propane tanks, covered parking and a storage shed. * pictures to come

Key facts

• 0.35 acre lot
• Parking
• Built 1972

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: RSF-2; Total rooms: 9; Living area approximately 1,246 sq ft; total building area approximately 1,626 sq ft; Lot acreage: 1/4 to less than 1/2; Other equipment: None listed besides generator
• HOA & community: No HOA/association

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank sewer; Electricity connected
• Home design: Single family residence; One story; Northeast facing; Completed condition
• Construction: Brick construction; Metal roof; Slab foundation; Built on a 0.35-acre lot (approx. 88 x 175); Located on a cul-de-sac; asphalt, publicly maintained road
• Exterior features: Covered patio/porch; Shed(s)

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Stone counters
• Laundry & utility: Inside laundry room; Generator (on property)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $187k (12.8% below list).
• Recommended offer: $187k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% 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.
• Market conditions: 206 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 $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 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.

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 $187,474 (12.8% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $267,890
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 SW Jewel Lake Dr	0.46mi	4/2.0 (+1)	1,398 (+12%)	4mo	$300,000	$215	50

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: 25.7%
• Equity multiple: 3.05×
• Total profit: $123,185
• Equity at exit: $193,689

10-year hold

• IRR: 22.6%
• Equity multiple: 6.94×
• Total profit: $357,876
• Equity at exit: $417,698

Cash invested: $60,200 (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 32024

• Home prices YoY: 7.6%
• Active inventory: 206
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $96

Break-even live

Break-even rent $1,753

Max offer price $215,000

Occupancy floor 90%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-08
   status Active 525-char remark

   Show marketing remark (525 chars)

   This well-kept 3-bedroom, 1.5-bath brick home offers comfortable living space with fresh updates. Its location at the end of a quiet cul-de-sac creates a peaceful setting. The home has been freshly painted and features an updated kitchen with marble counter tops, newly painted cabinets, a tasteful backs plash, a new double-sided sink, and brand-new stainless steel appliances. Additional highlights include a newer Generac Whole House generator with two propane tanks, covered parking and a storage shed. * pictures to come

2. 2026-05-08
   status Active

   Show marketing remark (525 chars)

   This well-kept 3-bedroom, 1.5-bath brick home offers comfortable living space with fresh updates. Its location at the end of a quiet cul-de-sac creates a peaceful setting. The home has been freshly painted and features an updated kitchen with marble counter tops, newly painted cabinets, a tasteful backs plash, a new double-sided sink, and brand-new stainless steel appliances. Additional highlights include a newer Generac Whole House generator with two propane tanks, covered parking and a storage shed. * pictures to come

3. 2026-05-07
   status Pending

   Show marketing remark (525 chars)

   This well-kept 3-bedroom, 1.5-bath brick home offers comfortable living space with fresh updates. Its location at the end of a quiet cul-de-sac creates a peaceful setting. The home has been freshly painted and features an updated kitchen with marble counter tops, newly painted cabinets, a tasteful backs plash, a new double-sided sink, and brand-new stainless steel appliances. Additional highlights include a newer Generac Whole House generator with two propane tanks, covered parking and a storage shed. * pictures to come

4. 2026-05-07
   historical Active Under Contract 525-char remark

   Show marketing remark (525 chars)

   This well-kept 3-bedroom, 1.5-bath brick home offers comfortable living space with fresh updates. Its location at the end of a quiet cul-de-sac creates a peaceful setting. The home has been freshly painted and features an updated kitchen with marble counter tops, newly painted cabinets, a tasteful backs plash, a new double-sided sink, and brand-new stainless steel appliances. Additional highlights include a newer Generac Whole House generator with two propane tanks, covered parking and a storage shed. * pictures to come

5. 2026-05-04
   listed $215,000 Active 525-char remark

   Show marketing remark (525 chars)

   This well-kept 3-bedroom, 1.5-bath brick home offers comfortable living space with fresh updates. Its location at the end of a quiet cul-de-sac creates a peaceful setting. The home has been freshly painted and features an updated kitchen with marble counter tops, newly painted cabinets, a tasteful backs plash, a new double-sided sink, and brand-new stainless steel appliances. Additional highlights include a newer Generac Whole House generator with two propane tanks, covered parking and a storage shed. * pictures to come

6. 2026-05-04
   listed $215,000 Active

   Show marketing remark (525 chars)

   This well-kept 3-bedroom, 1.5-bath brick home offers comfortable living space with fresh updates. Its location at the end of a quiet cul-de-sac creates a peaceful setting. The home has been freshly painted and features an updated kitchen with marble counter tops, newly painted cabinets, a tasteful backs plash, a new double-sided sink, and brand-new stainless steel appliances. Additional highlights include a newer Generac Whole House generator with two propane tanks, covered parking and a storage shed. * pictures to come

7. 2026-01-20
   price $235,000
8. 2025-11-07
   price $242,000
9. 2025-09-03
   status Active
10. 2025-09-03
    price $247,000
11. 2025-09-03
    listed $247,000 Active
12. 2025-06-14
    price $250,000
13. 2025-02-24
    listed $260,000 Active

ⓘ 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: $2,014 · $168/mo
• Projected year-2 tax: $2,014 · $168/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: $22,497
• − Mortgage interest: −$12,043
• − Property taxes: −$2,014
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$6,255
• Taxable loss: −$2,489
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,751/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

• City population: 40,507
• Population (ZIP): 20,644

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 (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%
• Common ancestry: Italian 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

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

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

-17.3% since first listed

13 events — show timeline

• 2026-05-08 Relisted — NFMLS
• 2026-05-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Contingent — NFMLS
• 2026-05-04 Listed $215,000 NFMLS
• 2026-05-04 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $235,000 NFMLS
• 2025-11-07 Price Changed $242,000 NFMLS
• 2025-09-03 Relisted — NFMLS
• 2025-09-03 Price Changed $247,000 NFMLS
• 2025-09-03 Listed $247,000 NFMLS
• 2025-06-14 Price Changed $250,000 NFMLS
• 2025-02-24 Listed $260,000 NFMLS

Property tax history

+11.0%/yr

Latest (2025): $2,014 · +161.6% YoY. Source: county tax records.