Real Estate Investing in Live Oak, Florida (32060)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 32060 (Live Oak, FL)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Live Oak, FL (32060)?
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Market Analysis: 32060 Live Oak
Investors eyeing 32060 need to respect the fundamentals at play. Home values of $302K come alongside slower price movement and elevated management overhead.
Rent of $936/mo on a $302K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 32060 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Live Oak have seen price recovery that 32060 has not matched. Suwannee County data supports the view that the spread is structural rather than temporary.
The 32060 ZIP's population of 22,085 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
New investors are better served looking at Live Oak's stable or hybrid ZIPs before stepping into 32060. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Live Oak:
Market Trends
Home Value History (with trend line)
📊 How Does 32060 Compare?
| Metric | 32060 | Live Oak | Florida |
|---|---|---|---|
| Home Value | $301,578 | $240,854 | $374,697 |
| 5-Year CAGR | 5.5% | 6.0% | 7.4% |
| Avg Rent | $936 | $990 | - |
| Cap Rate | 2.4% | 3.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 32060 (Live Oak, FL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $301,578 |
| Monthly Rent | $936 |
| Price-to-Rent | 26.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 32060
Population: 22,085
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 32060
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
SUWANNEE PINEVIEW ELEMENTARY
SUWANNEE SPRINGCREST ELEMENTARY
SUWANNEE MIDDLE SCHOOL
SUWANNEE RIVERSIDE ELEMENTARY
RIVEROAK TECHNICAL COLLEGE
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Where do rents currently stand in Live Oak, FL?
Investors in Live Oak, FL typically see rents near $936/mo per month against $302K home values - a solid setup for rental cash flow.
How qualified is the tenant pool in Live Oak, FL?
The tenant pool in Live Oak, FL is solid, supported by local employment and population fundamentals. Rents of $936/mo are well-absorbed by the market.
What is the rental occupancy rate in Live Oak, FL?
Occupancy in Live Oak, FL runs reliable with elevated vacancy. Well-priced units at $936/mo lease on reasonable timelines.
How do landlord-tenant laws work in Live Oak, FL?
FL ranks as a landlord-friendly state for landlord-tenant law. Live Oak generally follows the statewide framework, so landlords face reasonable operating rules.
How do home values compare in Live Oak, FL?
In Live Oak, FL the median home value sits at $302K. Against the broader FL market, that reads as reasonable for most investors.
You know 32060 now. You don’t know where it ranks.
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