119 SW Hosford Ct · Lake City, FL 32024

$99,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 141 Days on market

Built 1989 0.50 ac lot Est $91k · 10% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

DW mobile home is move-in ready! 3/2 split bedroom plan. New flooring throughout home. Covered front deck. Corner lot.

Key facts

• Quiet cul-de-sac
• Large yard
• 0.5 acre lot

Tags

• QUIET CUL-DE-SAC
• EASY ACCESS TO SHOPPING
• LARGE YARD

Property features AI

Finance

• Other: Lot is approximately 0.502 acres; Located in the Woodgate Village subdivision; Corner lot with directions: From Lake City take Pinemount to Woodgate Terrace, Right on Hobby, Corner of Hosford and Hobby on the right

Exterior

• Parking: 2-car garage
• Home design: Single-story manufactured home; Residential zoning
• Construction: Frame construction
• Exterior features: Metal roof

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator; Microwave
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Dryer; Electric cooktop; Refrigerator; Microwave; Washer; Vinyl flooring; Central heating (electric); Central air conditioning
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.76% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.93%
• DSCR: 2.29
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $91,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 SW Camel Gln	0.11mi	3/2.0	960 (0%)	8mo	$120,000	$125	88
244 SW Aspen Gln	0.33mi	2/2.0 (-1)	924 (-4%)	2mo	$57,700	$62	72
1930 SW Birley Ave	0.44mi	3/2.0	924 (-4%)	10mo	$50,000	$54	65
245 SW Aspen Gln	0.35mi	3/2.0	1,080 (+12%)	3mo	$161,000	$149	60
131 SW Jupiter Gln	0.24mi	2/2.0 (-1)	840 (-12%)	19mo	$80,000	$95	47

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: 46.2%
• Equity multiple: 4.48×
• Total profit: $97,402
• Equity at exit: $89,998

10-year hold

• IRR: 40.2%
• Equity multiple: 10.05×
• Total profit: $253,139
• Equity at exit: $194,084

Cash invested: $27,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $674

Break-even live

Break-even rent $906

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $731	-5% $703	+0% $674	+5% $646	+10% $618
Rent	-10% $535	-5% $605	+0% $674	+5% $744	+10% $813
Rate	-1.0pp $725	-0.5pp $700	base $674	+0.5pp $648	+1.0pp $622

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-02-03
   price $99,900
2. 2026-01-05
   listed $110,000 Active
3. 2023-06-26
   soldstatus $107,500
4. 2023-04-20
   historical Active Under Contract 118-char remark

   Show marketing remark (118 chars)

   DW mobile home is move-in ready! 3/2 split bedroom plan. New flooring throughout home. Covered front deck. Corner lot.

5. 2023-04-20
   soldstatus $107,500 Closed 118-char remark

   Show marketing remark (118 chars)

   DW mobile home is move-in ready! 3/2 split bedroom plan. New flooring throughout home. Covered front deck. Corner lot.

6. 2023-04-04
   listed $95,500 Active 118-char remark

   Show marketing remark (118 chars)

   DW mobile home is move-in ready! 3/2 split bedroom plan. New flooring throughout home. Covered front deck. Corner lot.

ⓘ 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: $1,799 · $150/mo
• Projected year-2 tax: $1,799 · $150/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,111
• − Mortgage interest: −$5,596
• − Property taxes: −$1,799
• − Insurance: −$500
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$2,906
• Taxable income: $6,933
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $6,429/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

+4.6% since first listed

6 events — show timeline

• 2026-02-03 Price Changed $99,900 NFMLS
• 2026-01-05 Listed $110,000 NFMLS
• 2023-06-26 Sold (Public Records) $107,500 Public Records
• 2023-04-20 Contingent — NFMLS
• 2023-04-20 Sold (MLS) $107,500 NFMLS
• 2023-04-04 Listed $95,500 NFMLS

Property tax history

+8.5%/yr

Latest (2025): $1,799 · -1.4% YoY. Source: county tax records.