515 SW Regiment Pl · Fort White, FL 32024

$249,000

3 bd · 2.0 ba · 728 sqft · Manufactured public records · 49 Days on market

Built 2016 10 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.7/10.0

Listing remarks MLS

This freshly renovated home on 10 wooded acres is everything you’ve been searching for! Offering an escape from the hustle and bustle, discover serene living through this nature retreat where peace and privacy abounds. The home boasts new vinyl plank flooring throughout, new interior paint, new light fixtures, encased windows, recently painted porches, all new landscape, and an open concept floor plan that is perfect for entertaining. Stepping outside, the front porch and covered back porch provide tranquil spots for relaxation, enjoying fresh air, bird and deer watching, and taking in the surrounding natural beauty. The shed and lean-to are the perfect size to house all your equipment and tools, allowing you to complete outdoor projects with ease. The prime location is 10 minutes to I-75, ensuring a life off the beaten path while still close to all modern conveniences. Coupling a rural haven and all updates you desire, this home not only provides a new place to live, but also a new and improved lifestyle. Call today to schedule your showing!

Key facts

• Move-in ready
• Shed
• 10 acres

Tags

• 10 ACRES
• SHED
• CHICKEN COOP
• MOVE-IN READY

Property features AI

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Private well water
• Home design: Manufactured home; Single-story
• Construction: Frame construction; Metal roof
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Insulated windows; Deck
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (31.7% below list).
• Recommended offer: $170k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.9% in Fort White — 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 69/100 on livability (#463 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D, 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: 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 $27k of equity ($2k loan paydown + $25k 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.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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; severe wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,139 (31.7% 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 49 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.68% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 12.2

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $116,438
• Equity at exit: $224,319

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $357,911
• Equity at exit: $483,752

Cash invested: $69,720 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-301

Break-even live

Break-even rent $2,082

Max offer price $195,877

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $249,000 Active 49 DOM
2. 2026-06-18
   days on market $249,000 Active 48 DOM
3. 2026-06-17
   days on market $249,000 Active 47 DOM
4. 2026-06-16
   days on market $249,000 Active 46 DOM
5. 2026-06-15
   days on market $249,000 Active 45 DOM
6. 2026-06-14
   days on market $249,000 Active 43 DOM
7. 2026-06-12
   days on market $249,000 Active 42 DOM
8. 2026-06-09
   days on market $249,000 Active 39 DOM
9. 2026-06-08
   days on market $249,000 Active 38 DOM
10. 2026-06-07
    days on market $249,000 Active 37 DOM
11. 2026-06-05
    days on market $249,000 Active 34 DOM
12. 2026-06-03
    days on market $249,000 Active 33 DOM
13. 2026-06-02
    days on market $249,000 Active 32 DOM
14. 2026-06-01
    days on market $249,000 Active 31 DOM
15. 2026-05-31
    days on market $249,000 Active 30 DOM
16. 2026-05-30
    days on market $249,000 Active 29 DOM
17. 2026-05-01
    listed $249,000 Active
18. 2025-04-25
    historical $1,500
19. 2025-04-16
    listed $1,500
20. 2024-07-03
    soldstatus $229,857
21. 2024-07-01
    soldstatus $229,900 Closed 1064-char remark

    Show marketing remark (1064 chars)

    This freshly renovated home on 10 wooded acres is everything you’ve been searching for! Offering an escape from the hustle and bustle, discover serene living through this nature retreat where peace and privacy abounds. The home boasts new vinyl plank flooring throughout, new interior paint, new light fixtures, encased windows, recently painted porches, all new landscape, and an open concept floor plan that is perfect for entertaining. Stepping outside, the front porch and covered back porch provide tranquil spots for relaxation, enjoying fresh air, bird and deer watching, and taking in the surrounding natural beauty. The shed and lean-to are the perfect size to house all your equipment and tools, allowing you to complete outdoor projects with ease. The prime location is 10 minutes to I-75, ensuring a life off the beaten path while still close to all modern conveniences. Coupling a rural haven and all updates you desire, this home not only provides a new place to live, but also a new and improved lifestyle. Call today to schedule your showing!

22. 2024-05-19
    status Pending 1064-char remark

    Show marketing remark (1064 chars)

    This freshly renovated home on 10 wooded acres is everything you’ve been searching for! Offering an escape from the hustle and bustle, discover serene living through this nature retreat where peace and privacy abounds. The home boasts new vinyl plank flooring throughout, new interior paint, new light fixtures, encased windows, recently painted porches, all new landscape, and an open concept floor plan that is perfect for entertaining. Stepping outside, the front porch and covered back porch provide tranquil spots for relaxation, enjoying fresh air, bird and deer watching, and taking in the surrounding natural beauty. The shed and lean-to are the perfect size to house all your equipment and tools, allowing you to complete outdoor projects with ease. The prime location is 10 minutes to I-75, ensuring a life off the beaten path while still close to all modern conveniences. Coupling a rural haven and all updates you desire, this home not only provides a new place to live, but also a new and improved lifestyle. Call today to schedule your showing!

23. 2024-05-03
    listed $229,900 Active

    Show marketing remark (1064 chars)

    This freshly renovated home on 10 wooded acres is everything you’ve been searching for! Offering an escape from the hustle and bustle, discover serene living through this nature retreat where peace and privacy abounds. The home boasts new vinyl plank flooring throughout, new interior paint, new light fixtures, encased windows, recently painted porches, all new landscape, and an open concept floor plan that is perfect for entertaining. Stepping outside, the front porch and covered back porch provide tranquil spots for relaxation, enjoying fresh air, bird and deer watching, and taking in the surrounding natural beauty. The shed and lean-to are the perfect size to house all your equipment and tools, allowing you to complete outdoor projects with ease. The prime location is 10 minutes to I-75, ensuring a life off the beaten path while still close to all modern conveniences. Coupling a rural haven and all updates you desire, this home not only provides a new place to live, but also a new and improved lifestyle. Call today to schedule your showing!

24. 2024-05-03
    listed $229,900 Active 1064-char remark

    Show marketing remark (1064 chars)

    This freshly renovated home on 10 wooded acres is everything you’ve been searching for! Offering an escape from the hustle and bustle, discover serene living through this nature retreat where peace and privacy abounds. The home boasts new vinyl plank flooring throughout, new interior paint, new light fixtures, encased windows, recently painted porches, all new landscape, and an open concept floor plan that is perfect for entertaining. Stepping outside, the front porch and covered back porch provide tranquil spots for relaxation, enjoying fresh air, bird and deer watching, and taking in the surrounding natural beauty. The shed and lean-to are the perfect size to house all your equipment and tools, allowing you to complete outdoor projects with ease. The prime location is 10 minutes to I-75, ensuring a life off the beaten path while still close to all modern conveniences. Coupling a rural haven and all updates you desire, this home not only provides a new place to live, but also a new and improved lifestyle. Call today to schedule your showing!

25. 2005-12-30
    soldstatus $94,000

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/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 9/10 Extreme
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,417
• − Mortgage interest: −$13,948
• − Property taxes: −$2,823
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$7,244
• Taxable loss: −$8,110
• Est. tax savings @ 24.0%: +$1,946
• After-tax cash flow: $-1,662/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 — Fort White

• Score: 69/100
• State rank: #463
• US rank: #8360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+164.9% since first listed

9 events — show timeline

• 2026-05-01 Listed $249,000 NFMLS
• 2025-04-25 Rental Removed $1,500 RENTALBEAST
• 2025-04-16 Listed for Rent $1,500 RENTALBEAST
• 2024-07-03 Sold (Public Records) $229,857 Public Records
• 2024-07-01 Sold (MLS) $229,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-03 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-03 Listed $229,900 realMLS
• 2005-12-30 Sold (Public Records) $94,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $2,823 · +18.5% YoY. Source: county tax records.