585 SW Chris Ter · Lake City, FL 32024

$310,000

3 bd · 2.0 ba · 1,174 sqft · SingleFamily public records · 78 Days on market

Built 1997 1.01 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
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bathroom brick home nestled on a spacious 1-acre lot. This meticulously remodeled residence offers a perfect blend of comfort and timeless appeal. As you enter, you'll be greeted by the warmth of vinyl plank flooring that spans throughout the home, creating a seamless and inviting atmosphere. The bright and airy living spaces are enhanced by the elegant touch of white kitchen cabinets and stainless-steel appliances. The bedrooms are generously sized, offering cozy retreats for rest and relaxation. The expansive fenced backyard is an ideal space for pets or family gatherings. One of the standout features of this property is the metal building built on a slab, equipped with a roll door and electric. This versatile structure offers endless possibilities for use, whether it be a workshop, storage space, or a hobbyist's haven. Architectual shingled roof 2022.

Key facts

• Country living
• Newer roof
• Vinyl plank flooring

Tags

• VINYL PLANK FLOORING
• NEWER ROOF
• FULLY FENCED BACKYARD
• OVERSIZED METAL BUILDING
• COUNTRY LIVING

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener
• Utilities: Private well water
• Home design: Residential property; Single-story; RSF-1 zoning
• Construction: Frame construction; Shingle roof; Slab foundation; Built on 1.01 acres
• Exterior features: Covered patio; Patio; Chain link fencing; Irregular lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Microwave
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (40.1% below list).
• Recommended offer: $186k (40.1% below list) — sets the bar for 1% rule.

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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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; 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 $185,572 (40.1% 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 78 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 13.9

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $136,898
• Equity at exit: $279,273

10-year hold

• IRR: 17.8%
• Equity multiple: 5.93×
• Total profit: $428,034
• Equity at exit: $602,262

Cash invested: $86,800 (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: 13.9×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-500

Break-even live

Break-even rent $2,489

Max offer price $221,644

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $310,000 Active 78 DOM
2. 2026-06-18
   days on market $310,000 Active 77 DOM
3. 2026-06-17
   days on market $310,000 Active 76 DOM
4. 2026-06-16
   days on market $310,000 Active 75 DOM
5. 2026-06-15
   days on market $310,000 Active 74 DOM
6. 2026-06-14
   days on market $310,000 Active 72 DOM
7. 2026-06-12
   days on market $310,000 Active 71 DOM
8. 2026-06-09
   days on market $310,000 Active 68 DOM
9. 2026-06-08
   days on market $310,000 Active 67 DOM
10. 2026-06-07
    days on market $310,000 Active 66 DOM
11. 2026-06-05
    days on market $310,000 Active 63 DOM
12. 2026-06-03
    days on market $310,000 Active 62 DOM
13. 2026-06-02
    days on market $310,000 Active 61 DOM
14. 2026-06-01
    days on market $310,000 Active 60 DOM
15. 2026-05-31
    days on market $310,000 Active 59 DOM
16. 2026-05-30
    days on market $310,000 Active 58 DOM
17. 2026-04-02
    listed $310,000 Active
18. 2024-04-29
    soldstatus $283,000
19. 2024-03-23
    historical Active Under Contract 888-char remark

    Show marketing remark (888 chars)

    Charming 3-bedroom, 2-bathroom brick home nestled on a spacious 1-acre lot. This meticulously remodeled residence offers a perfect blend of comfort and timeless appeal. As you enter, you'll be greeted by the warmth of vinyl plank flooring that spans throughout the home, creating a seamless and inviting atmosphere. The bright and airy living spaces are enhanced by the elegant touch of white kitchen cabinets and stainless-steel appliances. The bedrooms are generously sized, offering cozy retreats for rest and relaxation. The expansive fenced backyard is an ideal space for pets or family gatherings. One of the standout features of this property is the metal building built on a slab, equipped with a roll door and electric. This versatile structure offers endless possibilities for use, whether it be a workshop, storage space, or a hobbyist's haven. Architectual shingled roof 2022.

20. 2024-03-23
    soldstatus $283,000 Closed 888-char remark

    Show marketing remark (888 chars)

    Charming 3-bedroom, 2-bathroom brick home nestled on a spacious 1-acre lot. This meticulously remodeled residence offers a perfect blend of comfort and timeless appeal. As you enter, you'll be greeted by the warmth of vinyl plank flooring that spans throughout the home, creating a seamless and inviting atmosphere. The bright and airy living spaces are enhanced by the elegant touch of white kitchen cabinets and stainless-steel appliances. The bedrooms are generously sized, offering cozy retreats for rest and relaxation. The expansive fenced backyard is an ideal space for pets or family gatherings. One of the standout features of this property is the metal building built on a slab, equipped with a roll door and electric. This versatile structure offers endless possibilities for use, whether it be a workshop, storage space, or a hobbyist's haven. Architectual shingled roof 2022.

21. 2024-03-15
    status Active 888-char remark

    Show marketing remark (888 chars)

    Charming 3-bedroom, 2-bathroom brick home nestled on a spacious 1-acre lot. This meticulously remodeled residence offers a perfect blend of comfort and timeless appeal. As you enter, you'll be greeted by the warmth of vinyl plank flooring that spans throughout the home, creating a seamless and inviting atmosphere. The bright and airy living spaces are enhanced by the elegant touch of white kitchen cabinets and stainless-steel appliances. The bedrooms are generously sized, offering cozy retreats for rest and relaxation. The expansive fenced backyard is an ideal space for pets or family gatherings. One of the standout features of this property is the metal building built on a slab, equipped with a roll door and electric. This versatile structure offers endless possibilities for use, whether it be a workshop, storage space, or a hobbyist's haven. Architectual shingled roof 2022.

22. 2024-02-28
    historical Active Under Contract 888-char remark

    Show marketing remark (888 chars)

    Charming 3-bedroom, 2-bathroom brick home nestled on a spacious 1-acre lot. This meticulously remodeled residence offers a perfect blend of comfort and timeless appeal. As you enter, you'll be greeted by the warmth of vinyl plank flooring that spans throughout the home, creating a seamless and inviting atmosphere. The bright and airy living spaces are enhanced by the elegant touch of white kitchen cabinets and stainless-steel appliances. The bedrooms are generously sized, offering cozy retreats for rest and relaxation. The expansive fenced backyard is an ideal space for pets or family gatherings. One of the standout features of this property is the metal building built on a slab, equipped with a roll door and electric. This versatile structure offers endless possibilities for use, whether it be a workshop, storage space, or a hobbyist's haven. Architectual shingled roof 2022.

23. 2024-01-25
    listed $280,000 Active 888-char remark

    Show marketing remark (888 chars)

    Charming 3-bedroom, 2-bathroom brick home nestled on a spacious 1-acre lot. This meticulously remodeled residence offers a perfect blend of comfort and timeless appeal. As you enter, you'll be greeted by the warmth of vinyl plank flooring that spans throughout the home, creating a seamless and inviting atmosphere. The bright and airy living spaces are enhanced by the elegant touch of white kitchen cabinets and stainless-steel appliances. The bedrooms are generously sized, offering cozy retreats for rest and relaxation. The expansive fenced backyard is an ideal space for pets or family gatherings. One of the standout features of this property is the metal building built on a slab, equipped with a roll door and electric. This versatile structure offers endless possibilities for use, whether it be a workshop, storage space, or a hobbyist's haven. Architectual shingled roof 2022.

24. 2023-02-01
    soldstatus $254,900
25. 2023-01-31
    soldstatus $254,900 Closed 929-char remark

    Show marketing remark (929 chars)

    3/2 newly remodeled home in Lake City Fl! This beautiful brick home has been recently remodeled from the floors to the roof(new roof in September 2022)! 2 car attached garage, spacious kitchen with a pantry, large living room and each bedroom is nice is size for the whole family. The master bedroom even features a walk-in closet. Covered porch on the front of the home and a covered patio on the back with a fenced back yard. This space would be perfect for having friends and family over for a weekend bbq while watching college football games. The fenced yard also adds extra security for when the kids want to play outside or for letting the dogs run free. This would be the perfect place to raise a family. Not far from town for all of your local shopping needs. Just off of Hwy 90 and near I-75 for easy commute to nearby Gainesville for work or schooling at UF or Santa Fe College. Call today to make this property yours!

26. 2022-12-16
    historical Active Under Contract
27. 2022-12-16
    soldstatus $254,900 Closed
28. 2022-11-07
    price $254,900
29. 2022-11-07
    price $254,900
30. 2022-11-07
    price $264,900
31. 2022-10-06
    listed $274,900 Active
32. 2022-07-25
    listed $254,900 929-char remark

    Show marketing remark (929 chars)

    3/2 newly remodeled home in Lake City Fl! This beautiful brick home has been recently remodeled from the floors to the roof(new roof in September 2022)! 2 car attached garage, spacious kitchen with a pantry, large living room and each bedroom is nice is size for the whole family. The master bedroom even features a walk-in closet. Covered porch on the front of the home and a covered patio on the back with a fenced back yard. This space would be perfect for having friends and family over for a weekend bbq while watching college football games. The fenced yard also adds extra security for when the kids want to play outside or for letting the dogs run free. This would be the perfect place to raise a family. Not far from town for all of your local shopping needs. Just off of Hwy 90 and near I-75 for easy commute to nearby Gainesville for work or schooling at UF or Santa Fe College. Call today to make this property yours!

33. 2022-07-25
    listed $264,900 Active

    Show marketing remark (929 chars)

    3/2 newly remodeled home in Lake City Fl! This beautiful brick home has been recently remodeled from the floors to the roof(new roof in September 2022)! 2 car attached garage, spacious kitchen with a pantry, large living room and each bedroom is nice is size for the whole family. The master bedroom even features a walk-in closet. Covered porch on the front of the home and a covered patio on the back with a fenced back yard. This space would be perfect for having friends and family over for a weekend bbq while watching college football games. The fenced yard also adds extra security for when the kids want to play outside or for letting the dogs run free. This would be the perfect place to raise a family. Not far from town for all of your local shopping needs. Just off of Hwy 90 and near I-75 for easy commute to nearby Gainesville for work or schooling at UF or Santa Fe College. Call today to make this property yours!

34. 2017-05-04
    soldstatus $112,000
35. 2015-04-21
    soldstatus $73,200

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$37/yr (+$3/mo · 1.5%)

ⓘ 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 ≥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 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,269
• − Mortgage interest: −$17,365
• − Property taxes: −$2,536
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$9,018
• Taxable loss: −$11,763
• Est. tax savings @ 24.0%: +$2,823
• After-tax cash flow: $-3,179/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

+323.5% since first listed

19 events — show timeline

• 2026-04-02 Listed $310,000 NFMLS
• 2024-04-29 Sold (Public Records) $283,000 Public Records
• 2024-03-23 Contingent — NFMLS
• 2024-03-23 Sold (MLS) $283,000 NFMLS
• 2024-03-15 Relisted — NFMLS
• 2024-02-28 Contingent — NFMLS
• 2024-01-25 Listed $280,000 NFMLS
• 2023-02-01 Sold (Public Records) $254,900 Public Records
• 2023-01-31 Sold (MLS) $254,900 DGLMLS
• 2022-12-16 Contingent — NFMLS
• 2022-12-16 Sold (MLS) $254,900 NFMLS
• 2022-11-07 Price Changed $254,900 NFMLS
• 2022-11-07 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2022-11-07 Price Changed $264,900 Stellar MLS as Distributed by MLS Grid
• 2022-10-06 Listed $274,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-25 Listed $264,900 NFMLS
• 2022-07-25 Listed $254,900 DGLMLS
• 2017-05-04 Sold (Public Records) $112,000 Public Records
• 2015-04-21 Sold (MLS) $73,200 NFMLS

Property tax history

+8.5%/yr

Latest (2025): $2,536 · -26.1% YoY. Source: county tax records.