6519 W Newberry Rd #109 · Gainesville, FL 32607

$95,000

2 bd · 2.0 ba · 1,003 sqft · Condo public records · 89 Days on market

Built 1995 $436/mo HOA · 28% of rent ↓ 13% 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 +16.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully remodeled 2-bedroom, 2-bathroom third-floor condo in The Oaks, offering both comfort and convenience in a highly desirable location. This well-maintained unit features a spacious great room that flows seamlessly to a screened patio, creating an inviting space for relaxing or entertaining. Tile flooring runs throughout for a clean, cohesive look. As you enter, you are welcomed by an open and airy living space filled with natural light. The primary bedroom is generously sized and features an en suite bathroom and a walk-in closet. The second bedroom is also spacious, offering ample closet space and flexibility for a home office or additional seating area. Both bathrooms include tile flooring. The HVAC system was updated in 2023. Ideally located near the University of Florida, Santa Fe College, VA, Shands, Publix, and within walking distance to North Florida Hospital, Oaks Mall, restaurants, and shopping, this property offers easy access to everything you need. Public transportation is conveniently available with direct bus routes along Newberry Road. Residents of The Oaks enjoy community amenities including a pool, fitness center, and clubhouse. This property presents a great opportunity for a primary residence or investment, with short-term rentals permitted per community guidelines. Schedule your private showing today!

Key facts

• Screened patio
• Updated hvac system
• Walk-in closet

Tags

• REMODELED CONDO
• SCREENED PATIO
• TILE FLOORING
• OPEN LIVING SPACE
• WALK-IN CLOSET
• UPDATED HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $57 ($689/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% 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.
• Market conditions: Rents flat; 245 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 40% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 89 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.63% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.43×
• Total profit: $-15,055
• Equity at exit: $14,165

10-year hold

• IRR: -18.1%
• Equity multiple: 0.20×
• Total profit: $-21,331
• Equity at exit: $8,214

Cash invested: $26,600 (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 32607

• Rents YoY: 0.6%
• Active inventory: 245
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$40
• HOA: −$436
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $57

Break-even live

Break-even rent $1,478

Max offer price $95,000

Occupancy floor 91%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $436 · $5,232/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $95,000 Active 89 DOM
2. 2026-06-17
   days on market $95,000 Active 88 DOM
3. 2026-06-16
   pricedays on market $95,000 Active 87 DOM
4. 2026-06-15
   days on market $99,500 Active 86 DOM
5. 2026-06-14
   days on market $99,500 Active 84 DOM
6. 2026-06-13
   days on market $99,500 Active 83 DOM
7. 2026-06-10
   days on market $99,500 Active 81 DOM
8. 2026-06-09
   days on market $99,500 Active 80 DOM
9. 2026-06-08
   days on market $99,500 Active 79 DOM
10. 2026-06-07
    days on market $99,500 Active 78 DOM
11. 2026-06-05
    days on market $99,500 Active 75 DOM
12. 2026-06-03
    days on market $99,500 Active 74 DOM
13. 2026-06-02
    days on market $99,500 Active 73 DOM
14. 2026-06-01
    days on market $99,500 Active 72 DOM
15. 2026-05-31
    days on market $99,500 Active 71 DOM
16. 2026-05-30
    days on market $99,500 Active 70 DOM
17. 2026-04-27
    price $99,500 1371-char remark

    Show marketing remark (1371 chars)

    Welcome to this beautifully remodeled 2-bedroom, 2-bathroom third-floor condo in The Oaks, offering both comfort and convenience in a highly desirable location. This well-maintained unit features a spacious great room that flows seamlessly to a screened patio, creating an inviting space for relaxing or entertaining. Tile flooring runs throughout for a clean, cohesive look. As you enter, you are welcomed by an open and airy living space filled with natural light. The primary bedroom is generously sized and features an en suite bathroom and a walk-in closet. The second bedroom is also spacious, offering ample closet space and flexibility for a home office or additional seating area. Both bathrooms include tile flooring. The HVAC system was updated in 2023. Ideally located near the University of Florida, Santa Fe College, VA, Shands, Publix, and within walking distance to North Florida Hospital, Oaks Mall, restaurants, and shopping, this property offers easy access to everything you need. Public transportation is conveniently available with direct bus routes along Newberry Road. Residents of The Oaks enjoy community amenities including a pool, fitness center, and clubhouse. This property presents a great opportunity for a primary residence or investment, with short-term rentals permitted per community guidelines. Schedule your private showing today!

18. 2026-03-21
    listed $105,000 Active 1371-char remark

    Show marketing remark (1371 chars)

    Welcome to this beautifully remodeled 2-bedroom, 2-bathroom third-floor condo in The Oaks, offering both comfort and convenience in a highly desirable location. This well-maintained unit features a spacious great room that flows seamlessly to a screened patio, creating an inviting space for relaxing or entertaining. Tile flooring runs throughout for a clean, cohesive look. As you enter, you are welcomed by an open and airy living space filled with natural light. The primary bedroom is generously sized and features an en suite bathroom and a walk-in closet. The second bedroom is also spacious, offering ample closet space and flexibility for a home office or additional seating area. Both bathrooms include tile flooring. The HVAC system was updated in 2023. Ideally located near the University of Florida, Santa Fe College, VA, Shands, Publix, and within walking distance to North Florida Hospital, Oaks Mall, restaurants, and shopping, this property offers easy access to everything you need. Public transportation is conveniently available with direct bus routes along Newberry Road. Residents of The Oaks enjoy community amenities including a pool, fitness center, and clubhouse. This property presents a great opportunity for a primary residence or investment, with short-term rentals permitted per community guidelines. Schedule your private showing today!

19. 2022-02-02
    soldstatus $79,500 Closed 564-char remark

    Show marketing remark (564 chars)

    LOCATION! LOCATION! LOCATION! Remodeled 2 bd, 2 ba condo on third floor with updated kitchen, large living room with screened porch off living room, separate dining room, large master bedroom with private bathroom and walk in closet, other bedroom is great size as well with floating desk. NO CARPET, Tile throughout, Updated bathrooms, freshly painted, appliances (2018), new blinds throughout, Fantastic location close to UF, Santa Fe, Oaks Mall, North Florida Regional Medical Center and on 3 bus routes. Community features a pool, clubhouse, and gym. 5+ Units.

20. 2022-02-02
    soldstatus $79,500

    Show marketing remark (564 chars)

    LOCATION! LOCATION! LOCATION! Remodeled 2 bd, 2 ba condo on third floor with updated kitchen, large living room with screened porch off living room, separate dining room, large master bedroom with private bathroom and walk in closet, other bedroom is great size as well with floating desk. NO CARPET, Tile throughout, Updated bathrooms, freshly painted, appliances (2018), new blinds throughout, Fantastic location close to UF, Santa Fe, Oaks Mall, North Florida Regional Medical Center and on 3 bus routes. Community features a pool, clubhouse, and gym. 5+ Units.

21. 2022-01-14
    status Pending 564-char remark

    Show marketing remark (564 chars)

    LOCATION! LOCATION! LOCATION! Remodeled 2 bd, 2 ba condo on third floor with updated kitchen, large living room with screened porch off living room, separate dining room, large master bedroom with private bathroom and walk in closet, other bedroom is great size as well with floating desk. NO CARPET, Tile throughout, Updated bathrooms, freshly painted, appliances (2018), new blinds throughout, Fantastic location close to UF, Santa Fe, Oaks Mall, North Florida Regional Medical Center and on 3 bus routes. Community features a pool, clubhouse, and gym. 5+ Units.

22. 2021-12-30
    status Active 564-char remark

    Show marketing remark (564 chars)

    LOCATION! LOCATION! LOCATION! Remodeled 2 bd, 2 ba condo on third floor with updated kitchen, large living room with screened porch off living room, separate dining room, large master bedroom with private bathroom and walk in closet, other bedroom is great size as well with floating desk. NO CARPET, Tile throughout, Updated bathrooms, freshly painted, appliances (2018), new blinds throughout, Fantastic location close to UF, Santa Fe, Oaks Mall, North Florida Regional Medical Center and on 3 bus routes. Community features a pool, clubhouse, and gym. 5+ Units.

23. 2021-12-24
    status Pending 564-char remark

    Show marketing remark (564 chars)

    LOCATION! LOCATION! LOCATION! Remodeled 2 bd, 2 ba condo on third floor with updated kitchen, large living room with screened porch off living room, separate dining room, large master bedroom with private bathroom and walk in closet, other bedroom is great size as well with floating desk. NO CARPET, Tile throughout, Updated bathrooms, freshly painted, appliances (2018), new blinds throughout, Fantastic location close to UF, Santa Fe, Oaks Mall, North Florida Regional Medical Center and on 3 bus routes. Community features a pool, clubhouse, and gym. 5+ Units.

24. 2021-12-08
    listed $85,000 Active 564-char remark

    Show marketing remark (564 chars)

    LOCATION! LOCATION! LOCATION! Remodeled 2 bd, 2 ba condo on third floor with updated kitchen, large living room with screened porch off living room, separate dining room, large master bedroom with private bathroom and walk in closet, other bedroom is great size as well with floating desk. NO CARPET, Tile throughout, Updated bathrooms, freshly painted, appliances (2018), new blinds throughout, Fantastic location close to UF, Santa Fe, Oaks Mall, North Florida Regional Medical Center and on 3 bus routes. Community features a pool, clubhouse, and gym. 5+ Units.

25. 2018-02-08
    soldstatus $45,000
26. 2018-02-08
    soldstatus $45,000
27. 2017-12-13
    listed $49,900
28. 2017-12-13
    listed $49,900
29. 2017-12-13
    historical
30. 2017-12-12
    listed $49,900
31. 2008-09-25
    soldstatus $93,000
32. 2008-09-19
    soldstatus $93,000
33. 2008-07-12
    listed $94,900
34. 2005-09-02
    soldstatus $114,900
35. 2005-05-09
    listed $114,900

ⓘ 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: $2,329 · $194/mo
• Projected year-2 tax: $2,329 · $194/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: $18,613
• − Mortgage interest: −$5,321
• − Property taxes: −$2,329
• − Insurance: −$475
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$5,232
• − Depreciation: −$2,764
• Taxable loss: −$487
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $806/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): 35,720
• Household income: $45,987
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 3418.0

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 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -177.86%
• Current HPI: 270.183
• Rent YoY: ▲ 0.60%
• 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

-13.4% since first listed

19 events — show timeline

• 2026-04-27 Price Changed $99,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-02 Sold (Public Records) $79,500 Public Records
• 2022-02-02 Sold (MLS) $79,500 Stellar MLS as Distributed by MLS Grid
• 2022-01-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-12-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-08 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-08 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-08 Sold (MLS) $45,000 realMLS
• 2017-12-13 Listing Removed — realMLS
• 2017-12-13 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2017-12-13 Listed $49,900 realMLS
• 2017-12-12 Listed $49,900 realMLS
• 2008-09-25 Sold (Public Records) $93,000 Public Records
• 2008-09-19 Sold (MLS) $93,000 Stellar MLS as Distributed by MLS Grid
• 2008-07-12 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-02 Sold (MLS) $114,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-09 Listed $114,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2025): $2,329 · +8.2% YoY. Source: county tax records.