1810 NW 23 Blvd #201 · Gainesville, FL 32605

$119,000

3 bd · 2.0 ba · 1,278 sqft · Condo public records · 100 Days on market

Built 1972 $464/mo HOA · 23% of rent ↓ 26% since listing

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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 +21.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Welcome to 1810 NW 23rd Blvd. , #201 in Gainesville! This 3-bedroom, 2-bath condo offers comfortable living with large windows that fill the space with natural light and a functional layout. The kitchen features granite countertops, stainless steel and black appliances, a small pantry, and tile flooring, while the main living areas are carpeted for a cozy feel. Both bathrooms also feature granite countertops for a cohesive, updated look. The primary suite includes a walk-in closet, and the unit offers in-unit laundry for added convenience. Enjoy the private balcony with additional storage, accessible through large sliding glass doors. The HVAC system was cleaned in August 2025, with a coolant recharge completed in April 2025. Community amenities include a pool, fitness/weight room, tennis courts, and clubhouse, and the location offers convenient access to nearby bus transit, shopping, and dining. A great opportunity for low-maintenance living in a prime Gainesville location!

Key facts

• Private balcony
• Community amenities
• Convenient access

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BALCONY
• IN UNIT LAUNDRY
• COMMUNITY AMENITIES
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#97 in FL, #1,480 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+, crime F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glen Springs Elementary School (math 37% / reading 52%, grade F, #1,288 of 2,144 statewide, top 62%, 426 students, 47% FRL); Westwood Middle School (math 47% / reading 51%, grade C-, #265 of 571 statewide, top 48%, 847 students, 56% FRL); Gainesville High School (math 48% / reading 57%, grade C-, #154 of 667 statewide, top 24%, 1,873 students, 47% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 265 active listings in the ZIP; solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 23% of rent.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.41% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-5,193
• Equity at exit: $17,743

10-year hold

• IRR: 8.2%
• Equity multiple: 1.70×
• Total profit: $23,200
• Equity at exit: $10,289

Cash invested: $33,320 (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 32605

• Home prices YoY: -34.2%
• Rents YoY: 4.4%
• Active inventory: 265
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$279 /mo · $3,351/yr
• Insurance: −$50
• HOA: −$464
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $170

Break-even live

Break-even rent $1,793

Max offer price $119,000

Occupancy floor 87%

Sensitivity live

Price	-10% $237	-5% $203	+0% $170	+5% $136	+10% $102
Rent	-10% $11	-5% $90	+0% $170	+5% $249	+10% $328
Rate	-1.0pp $230	-0.5pp $200	base $170	+0.5pp $139	+1.0pp $107

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $464 · $5,568/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-09
   days on market $119,000 Active 100 DOM
2. 2026-06-08
   days on market $119,000 Active 99 DOM
3. 2026-06-07
   days on market $119,000 Active 98 DOM
4. 2026-06-05
   days on market $119,000 Active 95 DOM
5. 2026-06-03
   days on market $119,000 Active 94 DOM
6. 2026-06-02
   days on market $119,000 Active 93 DOM
7. 2026-06-01
   days on market $119,000 Active 92 DOM
8. 2026-05-31
   days on market $119,000 Active 91 DOM
9. 2026-05-30
   days on market $119,000 Active 90 DOM
10. 2026-04-29
    price $119,000 1037-char remark

    Show marketing remark (1037 chars)

    One or more photo(s) has been virtually staged. Welcome to 1810 NW 23rd Blvd. , #201 in Gainesville! This 3-bedroom, 2-bath condo offers comfortable living with large windows that fill the space with natural light and a functional layout. The kitchen features granite countertops, stainless steel and black appliances, a small pantry, and tile flooring, while the main living areas are carpeted for a cozy feel. Both bathrooms also feature granite countertops for a cohesive, updated look. The primary suite includes a walk-in closet, and the unit offers in-unit laundry for added convenience. Enjoy the private balcony with additional storage, accessible through large sliding glass doors. The HVAC system was cleaned in August 2025, with a coolant recharge completed in April 2025. Community amenities include a pool, fitness/weight room, tennis courts, and clubhouse, and the location offers convenient access to nearby bus transit, shopping, and dining. A great opportunity for low-maintenance living in a prime Gainesville location!

11. 2026-04-06
    price $125,000 1037-char remark

    Show marketing remark (1037 chars)

    One or more photo(s) has been virtually staged. Welcome to 1810 NW 23rd Blvd. , #201 in Gainesville! This 3-bedroom, 2-bath condo offers comfortable living with large windows that fill the space with natural light and a functional layout. The kitchen features granite countertops, stainless steel and black appliances, a small pantry, and tile flooring, while the main living areas are carpeted for a cozy feel. Both bathrooms also feature granite countertops for a cohesive, updated look. The primary suite includes a walk-in closet, and the unit offers in-unit laundry for added convenience. Enjoy the private balcony with additional storage, accessible through large sliding glass doors. The HVAC system was cleaned in August 2025, with a coolant recharge completed in April 2025. Community amenities include a pool, fitness/weight room, tennis courts, and clubhouse, and the location offers convenient access to nearby bus transit, shopping, and dining. A great opportunity for low-maintenance living in a prime Gainesville location!

12. 2026-03-12
    price $130,000 1037-char remark

    Show marketing remark (1037 chars)

    One or more photo(s) has been virtually staged. Welcome to 1810 NW 23rd Blvd. , #201 in Gainesville! This 3-bedroom, 2-bath condo offers comfortable living with large windows that fill the space with natural light and a functional layout. The kitchen features granite countertops, stainless steel and black appliances, a small pantry, and tile flooring, while the main living areas are carpeted for a cozy feel. Both bathrooms also feature granite countertops for a cohesive, updated look. The primary suite includes a walk-in closet, and the unit offers in-unit laundry for added convenience. Enjoy the private balcony with additional storage, accessible through large sliding glass doors. The HVAC system was cleaned in August 2025, with a coolant recharge completed in April 2025. Community amenities include a pool, fitness/weight room, tennis courts, and clubhouse, and the location offers convenient access to nearby bus transit, shopping, and dining. A great opportunity for low-maintenance living in a prime Gainesville location!

13. 2026-03-01
    listed $135,000 Active 1037-char remark

    Show marketing remark (1037 chars)

    One or more photo(s) has been virtually staged. Welcome to 1810 NW 23rd Blvd. , #201 in Gainesville! This 3-bedroom, 2-bath condo offers comfortable living with large windows that fill the space with natural light and a functional layout. The kitchen features granite countertops, stainless steel and black appliances, a small pantry, and tile flooring, while the main living areas are carpeted for a cozy feel. Both bathrooms also feature granite countertops for a cohesive, updated look. The primary suite includes a walk-in closet, and the unit offers in-unit laundry for added convenience. Enjoy the private balcony with additional storage, accessible through large sliding glass doors. The HVAC system was cleaned in August 2025, with a coolant recharge completed in April 2025. Community amenities include a pool, fitness/weight room, tennis courts, and clubhouse, and the location offers convenient access to nearby bus transit, shopping, and dining. A great opportunity for low-maintenance living in a prime Gainesville location!

14. 2022-03-22
    soldstatus $125,000
15. 2022-03-21
    soldstatus $125,000 Closed 554-char remark

    Show marketing remark (554 chars)

    Well maintained 3 bedroom, 2 bathroom, unit located in Creeks Edge. Oversized rooms with tons of closet space. Kitchen overlooks the living room with a screened in Balcony and storage room. Conveniently located close to UF, Shands. One block away is Winn Dixie Taco Bell WaWa gas station Pizza Hut and more. Association covers exterior maintenance, building insurance as well as amenities. Which include a pool, club house, gym, sauna, tennis court and BBQ area. The building is walking distance from the pool and the creek. Has three bus stops to UF.

16. 2022-02-01
    status Pending 554-char remark

    Show marketing remark (554 chars)

    Well maintained 3 bedroom, 2 bathroom, unit located in Creeks Edge. Oversized rooms with tons of closet space. Kitchen overlooks the living room with a screened in Balcony and storage room. Conveniently located close to UF, Shands. One block away is Winn Dixie Taco Bell WaWa gas station Pizza Hut and more. Association covers exterior maintenance, building insurance as well as amenities. Which include a pool, club house, gym, sauna, tennis court and BBQ area. The building is walking distance from the pool and the creek. Has three bus stops to UF.

17. 2022-01-13
    status Active 554-char remark

    Show marketing remark (554 chars)

    Well maintained 3 bedroom, 2 bathroom, unit located in Creeks Edge. Oversized rooms with tons of closet space. Kitchen overlooks the living room with a screened in Balcony and storage room. Conveniently located close to UF, Shands. One block away is Winn Dixie Taco Bell WaWa gas station Pizza Hut and more. Association covers exterior maintenance, building insurance as well as amenities. Which include a pool, club house, gym, sauna, tennis court and BBQ area. The building is walking distance from the pool and the creek. Has three bus stops to UF.

18. 2022-01-01
    status Pending 554-char remark

    Show marketing remark (554 chars)

    Well maintained 3 bedroom, 2 bathroom, unit located in Creeks Edge. Oversized rooms with tons of closet space. Kitchen overlooks the living room with a screened in Balcony and storage room. Conveniently located close to UF, Shands. One block away is Winn Dixie Taco Bell WaWa gas station Pizza Hut and more. Association covers exterior maintenance, building insurance as well as amenities. Which include a pool, club house, gym, sauna, tennis court and BBQ area. The building is walking distance from the pool and the creek. Has three bus stops to UF.

19. 2021-12-19
    price $129,900 554-char remark

    Show marketing remark (554 chars)

    Well maintained 3 bedroom, 2 bathroom, unit located in Creeks Edge. Oversized rooms with tons of closet space. Kitchen overlooks the living room with a screened in Balcony and storage room. Conveniently located close to UF, Shands. One block away is Winn Dixie Taco Bell WaWa gas station Pizza Hut and more. Association covers exterior maintenance, building insurance as well as amenities. Which include a pool, club house, gym, sauna, tennis court and BBQ area. The building is walking distance from the pool and the creek. Has three bus stops to UF.

20. 2021-10-01
    listed $139,900 Active 554-char remark

    Show marketing remark (554 chars)

    Well maintained 3 bedroom, 2 bathroom, unit located in Creeks Edge. Oversized rooms with tons of closet space. Kitchen overlooks the living room with a screened in Balcony and storage room. Conveniently located close to UF, Shands. One block away is Winn Dixie Taco Bell WaWa gas station Pizza Hut and more. Association covers exterior maintenance, building insurance as well as amenities. Which include a pool, club house, gym, sauna, tennis court and BBQ area. The building is walking distance from the pool and the creek. Has three bus stops to UF.

21. 2009-04-20
    historical
22. 2009-02-19
    listed $159,900

ⓘ 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: $3,351 · $279/mo
• Projected year-2 tax: $3,351 · $279/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,099
• − Mortgage interest: −$6,666
• − Property taxes: −$3,351
• − Insurance: −$595
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$5,568
• − Depreciation: −$3,462
• Taxable income: $602
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $1,891/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: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — Gainesville

• Score: 81/100
• State rank: #97
• US rank: #1480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gainesville, FL
• County: Alachua County · 218,005 people
• City population: 188,348
• Metro: Gainesville, FL
• Population (ZIP): 24,689
• Household income: $86,714
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 586.0

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 12% Black 12% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 5% Romanian 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 6% Chinese 2% Other Indo-European 2%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.48%
• Current HPI: 274.157
• Rent YoY: ▲ 4.41%
• Metro: Gainesville, FL
• 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

-25.6% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-22 Sold (Public Records) $125,000 Public Records
• 2022-03-21 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-19 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2021-10-01 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2009-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-02-19 Listed $159,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $3,351 · +4.5% YoY. Source: county tax records.