762 NE Richardson Ter · Lake City, FL 32055

$74,900

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 208 Days on market

Built 1968 Fair condition 5,924 sqft lot Garage $74/sqft · 41% below area Est $127k · 41% under ↓ 10% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Charming home located in Lake City, Fl. This property features a functional floor plan with 2 bedrooms, 1 full bathroom, a large living room, a spacious kitchen/dining area, and a generously sized laundry room that offers added storage or can be converted to a 3rd bedroom. Conveniently located near shopping, dining, and everyday amenities, this home is ready for its next owner to make it their own.

Key facts

• Added storage
• Large living room
• 5,924 sq ft lot

Tags

• FUNCTIONAL FLOOR PLAN
• LARGE LIVING ROOM
• GENEROUSLY SIZED LAUNDRY ROOM
• ADDED STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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.
• Zoned schools: Niblack Elementary School (math 47% / reading 42%, grade F, #1,288 of 2,144 statewide, top 62%, 282 students, 88% FRL); Columbia High School (math 28% / reading 45%, grade F, #351 of 667 statewide, top 54%, 1,737 students, 50% FRL).
• Zoned-school proficiency averages 40% at this address vs 54% district-wide (-13 pts) — the specific schools serving this property underperform the Columbia average; the district grade overstates school quality for this exact location.
• Market conditions: 185 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 178 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($518 loan paydown + $7k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 208 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.01% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.83%
• DSCR: 2.59
• GRM: 4.2

CMA / ARV

• ARV (median comp): $126,600
• List price: $74,900
• Delta: -40.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
762 NE Richardson Ter	0.00mi	2/1.0 (-1)	1,010 (0%)	0mo	$67,000	$66	95
627 NE Washington St	0.29mi	2/2.0 (-1)	1,058 (+5%)	9mo	$132,000	$125	62
929 NE Maple Ln	0.51mi	2/1.0 (-1)	1,140 (+13%)	2mo	$35,000	$31	48
923 NE Coldwater Ave	0.27mi	3/1.0	864 (-14%)	24mo	$145,000	$168	43
211 NE Bradley Ter	0.58mi	4/2.0 (+1)	1,136 (+12%)	6mo	$125,000	$110	38
214 NE Anderson Ter	0.56mi	2/1.0 (-1)	1,140 (+13%)	17mo	$129,900	$114	33

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: 51.8%
• Equity multiple: 4.85×
• Total profit: $80,722
• Equity at exit: $67,476

10-year hold

• IRR: 45.4%
• Equity multiple: 10.84×
• Total profit: $206,450
• Equity at exit: $145,514

Cash invested: $20,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 8 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $125,000 ($125/sqft)
• Median days on market: 120 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +0.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32055

• Home prices YoY: 24.1%
• Active inventory: 185
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$393
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $626

Break-even live

Break-even rent $711

Max offer price $74,900

Occupancy floor 53%

Sensitivity live

Price	-10% $669	-5% $647	+0% $626	+5% $605	+10% $584
Rent	-10% $507	-5% $567	+0% $626	+5% $686	+10% $745
Rate	-1.0pp $664	-0.5pp $645	base $626	+0.5pp $607	+1.0pp $587

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: $18,725
• Closing costs: $2,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
643 NE Davis Ave Lake City, FL	1.0–2.0	1.0–2.0	772	$1,066	$1.38	2d	33	0.36mi
589 SE Saint Johns St Lake City, FL	3.0	2.0	1374	$1,850	$1.35	6d	1	0.76mi
407 NW Wilson St Lake City, FL	3.0	1.0	950	$1,400	$1.47	6d	1	0.93mi
365 SE Castillo Ter #101 Lake City, FL	2.0	1.0	912	$1,400	$1.54	2d	1	0.97mi
138 NE Alpha Ter Lake City, FL	3.0	1.0	1100	$1,500	$1.36	2d	1	1.05mi
723 NW Palm Dr Lake City, FL	3.0	2.0	1330	$2,300	$1.73	6d	1	1.42mi
201 SE Beech St Unit 104 Lake City, FL	2.0	1.0	716	$895	$1.25	2d	1	1.49mi

Property features AI

Finance

• Other: Zoning: RSF-3Located in the Richardson Park subdivision

Exterior

• Parking: Attached garage with 3 spaces
• Home design: Single-story residential homeFrame construction
• Construction: Shingle roofFrame constructionOne story
• Exterior features: Screened patio/porchChain link fencingShed(s) on the property

Interior

• Flooring: CarpetVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Carpet and vinyl flooringCeiling fan(s)

Listing history 50 events

1. 2026-08-26
   days on market $74,900 Active 208 DOM
2. 2026-08-25
   days on market $74,900 Active 207 DOM
3. 2026-08-24
   days on market $74,900 Active 206 DOM
4. 2026-08-23
   days on market $74,900 Active 205 DOM
5. 2026-08-22
   days on market $74,900 Active 204 DOM
6. 2026-08-21
   days on market $74,900 Active 203 DOM
7. 2026-08-20
   days on market $74,900 Active 202 DOM
8. 2026-08-19
   days on market $74,900 Active 201 DOM
9. 2026-08-18
   days on market $74,900 Active 200 DOM
10. 2026-08-17
    days on market $74,900 Active 199 DOM
11. 2026-08-16
    days on market $74,900 Active 198 DOM
12. 2026-08-15
    days on market $74,900 Active 197 DOM
13. 2026-08-15
    days on market $74,900 Active 196 DOM
14. 2026-08-13
    days on market $74,900 Active 195 DOM
15. 2026-08-12
    days on market $74,900 Active 194 DOM
16. 2026-08-11
    days on market $74,900 Active 193 DOM
17. 2026-08-10
    days on market $74,900 Active 192 DOM
18. 2026-08-09
    days on market $74,900 Active 191 DOM
19. 2026-08-07
    days on market $74,900 Active 189 DOM
20. 2026-08-06
    days on market $74,900 Active 188 DOM
21. 2026-08-05
    days on market $74,900 Active 187 DOM
22. 2026-08-04
    days on market $74,900 Active 186 DOM
23. 2026-08-03
    days on market $74,900 Active 185 DOM
24. 2026-07-31
    days on market $74,900 Active 182 DOM
25. 2026-07-30
    days on market $74,900 Active 181 DOM
26. 2026-07-29
    days on market $74,900 Active 180 DOM
27. 2026-07-27
    days on market $74,900 Active 178 DOM
28. 2026-07-25
    pricedays on market $74,900 Active 176 DOM
29. 2026-07-24
    days on market $79,900 Active 175 DOM
30. 2026-07-23
    days on market $79,900 Active 174 DOM
31. 2026-07-22
    days on market $79,900 Active 173 DOM
32. 2026-07-21
    days on market $79,900 Active 172 DOM
33. 2026-07-18
    days on market $79,900 Active 169 DOM
34. 2026-07-17
    days on market $79,900 Active 167 DOM
35. 2026-07-16
    days on market $79,900 Active 166 DOM
36. 2026-07-14
    days on market $79,900 Active 165 DOM
37. 2026-07-13
    days on market $79,900 Active 164 DOM
38. 2026-07-12
    days on market $79,900 Active 163 DOM
39. 2026-07-11
    days on market $79,900 Active 162 DOM
40. 2026-07-10
    days on market $79,900 Active 161 DOM
41. 2026-07-09
    days on market $79,900 Active 160 DOM
42. 2026-07-08
    days on market $79,900 Active 159 DOM
43. 2026-07-07
    days on market $79,900 Active 158 DOM
44. 2026-07-06
    days on market $79,900 Active 157 DOM
45. 2026-07-05
    days on market $79,900 Active 156 DOM
46. 2026-07-04
    days on market $79,900 Active 155 DOM
47. 2026-07-03
    days on market $79,900 Active 154 DOM
48. 2026-07-02
    days on market $79,900 Active 153 DOM
49. 2026-07-01
    days on market $79,900 Active 152 DOM
50. 2026-06-30
    days on market $79,900 Active 151 DOM

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $1,649 · $137/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 6/10 Major
• 🌡 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: $18,039
• − Mortgage interest: −$4,196
• − Property taxes: −$1,649
• − Insurance: −$374
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$2,179
• Taxable income: $6,755
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $5,893/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,250–$45,450 screening

This home requires significant repairs and updates to its kitchen, bathrooms, and roof, but presents a good opportunity for a thorough renovation that could significantly increase its value.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears damaged and missing shingles
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear damaged and missing glass
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears damaged and missing components
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear damaged and missing components
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior siding appears damaged and missing sections
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — other components appear damaged and missing

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Missing cabinets — Aesthetics and functionality
• Major Damaged ceiling — Structural integrity

Value-add opportunities

• Both Painting and updating the kitchen and bathroom — Improves aesthetics and functionality ↑
• Both Replacing cabinets and flooring — Enhances functionality and appeal ↑
• Both Re-roofing — Ensures structural integrity and longevity ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Niblack Elementary School F FL #1,288/2,144 Nat'l #16,061/41,679 High Columbia High School F FL #351/667 Nat'l #9,347/17,239

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

B Composite livability gradescore 73/100

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

• Census place: Lake City, FL
• County: Columbia County · 68,129 people
• City population: 40,507
• Metro: Lake City, FL
• Population (ZIP): 17,559
• Household income: $61,111
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 29% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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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: ▲ 67.79%
• Current HPI: 348.8923
• Rent YoY: —
• Metro: Lake City, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Zoning: RSF-3Located in the Richardson Park subdivision

Exterior

• Parking: Attached garage with 3 spaces
• Home design: Single-story residential homeFrame construction
• Construction: Shingle roofFrame constructionOne story
• Exterior features: Screened patio/porchChain link fencingShed(s) on the property

Interior

• Flooring: CarpetVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Carpet and vinyl flooringCeiling fan(s)

Price history

-10.0% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $89,900 NFMLS
• 2026-03-16 Price Changed $94,500 NFMLS
• 2026-01-30 Listed $99,900 NFMLS

Property tax history

+19.9%/yr

Latest (2025): $1,649 · +9.1% YoY. Source: county tax records.