25317 NW 6th Ave · Newberry, FL 32669

$143,900

3 bd · 1.0 ba · 997 sqft · SingleFamily public records · 223 Days on market

Built 1932 10,019 sqft lot

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

Key facts

• 0.23 acre lot
• Built 1932
• Listed 223 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 4.2% in Newberry — 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 68/100 on livability (#524 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute 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.
• Market conditions: Rents rising (+3.6%/yr); 418 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 $995 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $31k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $144k implies a 476% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $126,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $24,165
• Equity at exit: $21,456

10-year hold

• IRR: 24.0%
• Equity multiple: 3.13×
• Total profit: $85,774
• Equity at exit: $12,442

Cash invested: $40,292 (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 32669

• Home prices YoY: -22.1%
• Rents YoY: 3.6%
• Active inventory: 418
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$155 /mo · $1,854/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $726

Break-even live

Break-even rent $1,227

Max offer price $143,900

Occupancy floor 61%

Sensitivity live

Price	-10% $807	-5% $767	+0% $726	+5% $685	+10% $644
Rent	-10% $556	-5% $641	+0% $726	+5% $811	+10% $895
Rate	-1.0pp $798	-0.5pp $762	base $726	+0.5pp $689	+1.0pp $651

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: $35,975
• Closing costs: $4,317
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $143,900 Active 223 DOM
2. 2026-06-17
   days on market $143,900 Active 222 DOM
3. 2026-06-16
   days on market $143,900 Active 221 DOM
4. 2026-06-15
   days on market $143,900 Active 220 DOM
5. 2026-06-14
   days on market $143,900 Active 218 DOM
6. 2026-06-13
   days on market $143,900 Active 217 DOM
7. 2026-06-10
   days on market $143,900 Active 215 DOM
8. 2026-06-09
   days on market $143,900 Active 214 DOM
9. 2026-06-08
   days on market $143,900 Active 213 DOM
10. 2026-06-07
    days on market $143,900 Active 212 DOM
11. 2026-06-05
    days on market $143,900 Active 209 DOM
12. 2026-06-03
    days on market $143,900 Active 208 DOM
13. 2026-06-02
    days on market $143,900 Active 207 DOM
14. 2026-06-01
    days on market $143,900 Active 206 DOM
15. 2026-05-31
    days on market $143,900 Active 205 DOM
16. 2026-05-30
    days on market $143,900 Active 204 DOM
17. 2026-05-09
    price $143,900 106-char remark

    Show marketing remark (106 chars)

    Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

18. 2026-04-16
    price $145,900 106-char remark

    Show marketing remark (106 chars)

    Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

19. 2026-03-17
    price $146,900 106-char remark

    Show marketing remark (106 chars)

    Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

20. 2026-03-03
    price $149,900 106-char remark

    Show marketing remark (106 chars)

    Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

21. 2026-02-25
    price $154,900 106-char remark

    Show marketing remark (106 chars)

    Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

22. 2026-02-14
    price $159,900 106-char remark

    Show marketing remark (106 chars)

    Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

23. 2026-02-05
    price $165,900 106-char remark

    Show marketing remark (106 chars)

    Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

24. 2025-11-19
    price $169,900 106-char remark

    Show marketing remark (106 chars)

    Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

25. 2025-11-07
    listed $175,000 Active 106-char remark

    Show marketing remark (106 chars)

    Beautifully renovated now. Look at the pictures. Vacant and ready to move in. New appliances now in place.

26. 2025-05-14
    historical
27. 2025-04-28
    price $89,900
28. 2025-04-22
    listed $99,900 Active
29. 2025-03-08
    historical
30. 2025-02-25
    price $140,000
31. 2025-01-21
    listed $170,000 Active
32. 2024-09-10
    listed $119,900 Active
33. 2018-07-16
    historical
34. 2018-01-15
    listed $115,000
35. 2016-04-13
    soldstatus $25,000

ⓘ 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: $1,854 · $155/mo
• Projected year-2 tax: $1,854 · $155/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 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,746
• − Mortgage interest: −$8,061
• − Property taxes: −$1,854
• − Insurance: −$720
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$4,186
• Taxable income: $6,806
• Est. tax owed @ 24.0%: −$1,633
• After-tax cash flow: $7,077/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 — Newberry

• Score: 68/100
• State rank: #524
• US rank: #9753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, FL
• County: Alachua County · 218,005 people
• City population: 17,704
• Metro: Gainesville, FL
• Population (ZIP): 17,704
• Household income: $99,548
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 161.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 15% Two or more races 14% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -74.83%
• Current HPI: 263.4335
• Rent YoY: ▲ 3.57%
• 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

+475.6% since first listed

19 events — show timeline

• 2026-05-09 Price Changed $143,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $145,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $146,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $165,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-22 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-25 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-10 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2018-07-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-15 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-13 Sold (Public Records) $25,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,854 · +8.3% YoY. Source: county tax records.