14 S Lake St · Crescent City, FL 32112

$159,000

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 8 Days on market

Built 1915 0.26 ac lot Est $161k · at est.

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +8.1/15.0
• DSCR +6.4/10.0
• Appreciation +6.4/10.0
• 1% rule +5.2/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fantastic Commercial Oppurtunity. Property is currently zoned GC-1 geneal commercial one which alows residential or commercial use. City is currently remapping and changing zoning and use to the New Central Bussiness District downtown which is proposed to inlarge the downtown area and increase growth potential and future bussiness. The adjoing property 105 Central Ave is for sale MLS#fc317354 with the additional purchase it would be a combined land area of . 57 of an acre which is a rare & great commercial development oppurtunity in the main corrider at the lake and right in the heart of downtown, it doesnt get any better. 14 Lake St the property is priced at land value only, the home

Key facts

• 0.26 acre lot
• Garage
• Built 1915

Property features AI

Exterior

• Home design: Single-story entry (ground level)
• Exterior features: Regular lot; Lot size about 0.26 acres (approx. 11,326 sq ft)

Interior

• Kitchen: Kitchen approximately 10 by 10 feet
• Bedrooms: Master bedroom approximately 12 by 10 feet on the ground level; Second bedroom approximately 11 by 10 feet
• Bathrooms: 1 bathroom
• Interior features: Living room approximately 16 feet long; Additional finished area of about 923 (other living space)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 7.8% vs local median 3.1% in Crescent 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 57/100 on livability (#857 in FL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools F, amenities F.
• Putnam (town): math 34% / reading 39% proficiency, ranked #66 of 73 in FL (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.9% local appreciation)).
• Putnam County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $75k; list at $159k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $161,040
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Orange Ave	0.49mi	2/2.0	1,256 (-5%)	8mo	$150,000	$119	58
19 N Main St	0.29mi	3/1.0 (+1)	1,224 (-7%)	23mo	$55,000	$45	50
711 N Park St	0.72mi	2/2.0	1,428 (+8%)	3mo	$310,000	$217	47
419 N Prospect St	0.47mi	2/1.0	1,129 (-14%)	16mo	$165,000	$146	40
411 Oakwood St	0.54mi	2/2.0	1,452 (+10%)	18mo	$114,000	$79	39
604 Holly Ln	0.74mi	2/2.0	1,175 (-11%)	8mo	$143,500	$122	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.69×
• Total profit: $30,677
• Equity at exit: $70,245

10-year hold

• IRR: 14.3%
• Equity multiple: 3.09×
• Total profit: $92,943
• Equity at exit: $107,295

Cash invested: $44,520 (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 32112

• Home prices YoY: 1.0%
• Active inventory: 143
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $199

Break-even live

Break-even rent $1,369

Max offer price $159,000

Occupancy floor 83%

Sensitivity live

Price	-10% $289	-5% $244	+0% $199	+5% $154	+10% $109
Rent	-10% $71	-5% $135	+0% $199	+5% $263	+10% $327
Rate	-1.0pp $279	-0.5pp $240	base $199	+0.5pp $158	+1.0pp $116

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $159,000 Active 8 DOM
2. 2026-06-17
   days on market $159,000 Active 7 DOM
3. 2026-06-16
   days on market $159,000 Active 6 DOM
4. 2026-06-15
   days on market $159,000 Active 5 DOM
5. 2026-06-13
   days on marketlisting id $159,000 Active 3 DOM
6. 2026-06-09
   listing id $159,000 Active 1 DOM
7. 2026-06-08
   remarks 695-char remark
8. 2026-06-08
   listed $159,000 Active 1 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: $2,179 · $182/mo
• Projected year-2 tax: $2,179 · $182/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,455
• − Mortgage interest: −$8,906
• − Property taxes: −$2,179
• − Insurance: −$795
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$4,625
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $2,429/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: Putnam
• NCES district ID: 1201620
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $33,350
• Composite: 29.99/100
• National rank: #6361
• State rank: #66 of 73 in FL

Livability — Crescent City

• Score: 57/100
• State rank: #857
• US rank: #22035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crescent City, FL
• Population (ZIP): 8,099

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 65,299 people
• By 2030: 61,255 · -6.2%
• By 2040: 52,930 · -18.9%
• By 2050: 45,051 · -31.0%
• By 2075: 28,720 · -56.0%
• By 2100: 15,852 · -75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Hispanic / Latino 38% Two or more races 30% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 34% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 20% · Canada
• Languages at home: 64% English-only · Spanish 32% Other Asian/Pacific 3%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.8) · D 25.8% · R 73.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -19.3pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+41.2 2016: R+36.6 2012: R+24.5 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 279.58
• 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

+430.0% since first listed

6 events — show timeline

• 2026-06-08 Listed $159,000 St. Augustine and St. Johns County Board of REALTORS®
• 2007-03-31 Listing Removed — Daytona MLS
• 2006-11-01 Sold (Public Records) $75,000 Public Records
• 2006-03-01 Listed $449,000 Daytona MLS
• 2002-11-13 Sold (Public Records) $42,500 Public Records
• 2001-12-27 Sold (Public Records) $30,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,179 · +9.4% YoY. Source: county tax records.