315 SW Godbold Ave · Lake City, FL 32024

$335,000

3 bd · 1.0 ba · 1,296 sqft · Manufactured public records · 66 Days on market

Built 2013 10 ac lot

---

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 +6.6/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.6/10.0

Listing remarks

LOCATED ON A PAVED ROAD, JUST 5 MILES FROM I75 AND US 90 IN LAKE CITY, YOU WILL FIND A MINI FARM ON 10 ACRES. NO DEED RESTRICTIONS. CAN HAVE HORSES OR COWS. THIS 3-BEDROOM, 2-BATH JACOBSEN MANUFACTURED HOME IS SITUATED IN THE FRONT OF THE PROPERTY. IN THE BACK OF THE TEN ACRES, THERE IS AN OLDER MH FOR STORAGE, BUT IT HAS A WELL AND SEPTIC. A FAMILY MEMBER CAN PLACE A NEWER MH OR BUILD ON THE BACK FIVE ACRES. NEW METAL ROOF, WITH DOUBLE INSULATION IN 2025, NEW WELL PUMP IN 2025. NEW HVAC IN 2022. INCLUDES 2-STORAGE BUILDINGS (12X17) AND (10 X 14) BEAUTIFUL GRANDFATHER OAKS ON PERIMETER OF PROPERTY. ENJOY MORNING COFFEE ON THE LARGE FRONT DECK AND A PICNIC IN THE GAZEBO. PRODUCING PEAR TREES

Key facts

• New metal roof
• Mini farm
• Paved road

Tags

• MINI FARM
• PAVED ROAD
• NO DEED RESTRICTIONS
• CAN HAVE HORSES
• CAN HAVE COWS
• NEW METAL ROOF

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Private well water
• Home design: Manufactured home; Residential property
• Construction: Frame construction; Metal roof
• Exterior features: Deck; Lot approximately 10 acres; Agricultural zoning (AG3)

Interior

• Kitchen: Dishwasher; Electric cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Dishwasher; Electric cooktop

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $335k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (43.6% below list).
• Recommended offer: $189k (43.6% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $172k; list at $335k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $188,812 (43.6% 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 66 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.68
• GRM: 14.8

CMA / ARV

• ARV (on-the-fly): $136,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 SW Taylor Gln	0.53mi	3/2.0	1,196 (-8%)	11mo	$125,000	$105	50

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $147,044
• Equity at exit: $301,795

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $460,483
• Equity at exit: $650,831

Cash invested: $93,800 (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: 14.8×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-554

Break-even live

Break-even rent $2,589

Max offer price $237,179

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $335,000 Active 66 DOM
2. 2026-06-18
   days on market $335,000 Active 65 DOM
3. 2026-06-17
   days on market $335,000 Active 64 DOM
4. 2026-06-16
   days on market $335,000 Active 63 DOM
5. 2026-06-15
   days on market $335,000 Active 62 DOM
6. 2026-06-14
   days on market $335,000 Active 60 DOM
7. 2026-06-12
   days on market $335,000 Active 59 DOM
8. 2026-06-09
   days on market $335,000 Active 56 DOM
9. 2026-06-08
   days on market $335,000 Active 55 DOM
10. 2026-06-07
    days on market $335,000 Active 54 DOM
11. 2026-06-05
    days on market $335,000 Active 51 DOM
12. 2026-06-03
    days on market $335,000 Active 50 DOM
13. 2026-06-02
    days on market $335,000 Active 49 DOM
14. 2026-06-01
    days on market $335,000 Active 48 DOM
15. 2026-05-31
    days on market $335,000 Active 47 DOM
16. 2026-05-30
    days on market $335,000 Active 46 DOM
17. 2026-04-14
    listed $335,000 Active
18. 2025-05-31
    historical
19. 2025-03-01
    listed $369,000 Active
20. 2020-06-02
    soldstatus $172,000
21. 2008-06-27
    soldstatus $119,900
22. 2006-12-28
    soldstatus $170,000

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$993/yr (+$83/mo · 55.5%)

ⓘ 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 9/10 Extreme
• 🌡 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 6/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,657
• − Mortgage interest: −$18,765
• − Property taxes: −$1,788
• − Insurance: −$1,675
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$9,745
• Taxable loss: −$12,941
• Est. tax savings @ 24.0%: +$3,106
• After-tax cash flow: $-3,539/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

+97.1% since first listed

6 events — show timeline

• 2026-04-14 Listed $335,000 NFMLS
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-01 Listed $369,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-02 Sold (Public Records) $172,000 Public Records
• 2008-06-27 Sold (Public Records) $119,900 Public Records
• 2006-12-28 Sold (Public Records) $170,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,788 · +1.5% YoY. Source: county tax records.