265 Texas Ln · Fort White, FL 32038

$149,900

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 21 Days on market

Built 2003 0.92 ac lot Est $254k · 41% 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 +24.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable 3 bedroom/2 bath Clayton doublewide mobile home situated on just shy of an acre. Features open living and dining areas, fireplace, spacious kitchen with breakfast bar and split bedroom plan. Located in Three Rivers Estates, an optional owners association gives you access to the parks, boat ramps and other recreation areas. Right around the corner from the O''Leno to Ichetucknee Trail for walking/biking and the Ichetucknee Springs State Park!

Key facts

• 0.92 acre lot
• Built 2003
• Listed 21 days

Property features AI

Finance

• Other: Property listed by Hatcher Realty Services, Inc. Branford
• HOA & community: Homeowners association present with annual fees

Exterior

• Home design: Residential mobile home
• Construction: Vinyl siding
• Exterior features: Level lot; Wooded lot; Located in the Three Rivers Estates subdivision; Directions: From Branford head east on Hwy 27 to SW Riverside Ave. Turn right and make an immediate left on SW Utah St. Go to SW Newark Dr and turn right. Follow Newark to SW Drake Pl. Turn left on to SW Texas Ln and home will be on the left.

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 total rooms
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Walk-in closets; Pantry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 110 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $36k; list at $150k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $254,016
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
992 SW Newark Dr	0.66mi	3/2.0	1,836 (+6%)	9mo	$175,000	$95	51
843 SW Central Ter	0.74mi	3/2.0	1,560 (-10%)	2mo	$229,900	$147	48

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: 30.6%
• Equity multiple: 3.40×
• Total profit: $100,921
• Equity at exit: $135,042

10-year hold

• IRR: 26.5%
• Equity multiple: 7.72×
• Total profit: $281,987
• Equity at exit: $291,223

Cash invested: $41,972 (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 32038

• Home prices YoY: 17.7%
• Active inventory: 110
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $303

Break-even live

Break-even rent $1,227

Max offer price $149,900

Occupancy floor 76%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-21
   status Pending
2. 2026-04-30
   listed $149,900 Active
3. 2016-05-23
   soldstatus $36,500 456-char remark

   Show marketing remark (456 chars)

   Affordable 3 bedroom/2 bath Clayton doublewide mobile home situated on just shy of an acre. Features open living and dining areas, fireplace, spacious kitchen with breakfast bar and split bedroom plan. Located in Three Rivers Estates, an optional owners association gives you access to the parks, boat ramps and other recreation areas. Right around the corner from the O''Leno to Ichetucknee Trail for walking/biking and the Ichetucknee Springs State Park!

4. 2016-04-27
   soldstatus $36,500 455-char remark

   Show marketing remark (455 chars)

   Affordable 3 bedroom/2 bath Clayton doublewide mobile home situated on just shy of an acre. Features open living and dining areas, fireplace, spacious kitchen with breakfast bar and split bedroom plan. Located in Three Rivers Estates, an optional owners association gives you access to the parks, boat ramps and other recreation areas. Right around the corner from the O'Leno to Ichetucknee Trail for walking/biking and the Ichetucknee Springs State Park!

5. 2016-04-16
   listed $38,000 456-char remark

   Show marketing remark (456 chars)

   Affordable 3 bedroom/2 bath Clayton doublewide mobile home situated on just shy of an acre. Features open living and dining areas, fireplace, spacious kitchen with breakfast bar and split bedroom plan. Located in Three Rivers Estates, an optional owners association gives you access to the parks, boat ramps and other recreation areas. Right around the corner from the O''Leno to Ichetucknee Trail for walking/biking and the Ichetucknee Springs State Park!

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,449 · $121/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 6/10 Major FEMA zone X (unshaded) · 69% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,326
• − Mortgage interest: −$8,397
• − Property taxes: −$1,449
• − Insurance: −$750
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,361
• Taxable income: $1,278
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $3,329/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): 10,035

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 7% Black 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 57.72%
• Current HPI: 384.5816
• 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

+294.5% since first listed

5 events — show timeline

• 2026-05-21 Pending — DGLMLS
• 2026-04-30 Listed $149,900 DGLMLS
• 2016-05-23 Sold (MLS) $36,500 Stellar MLS as Distributed by MLS Grid
• 2016-04-27 Sold (MLS) $36,500 NFMLS
• 2016-04-16 Listed $38,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $1,449 · +1.1% YoY. Source: county tax records.