1700 SW 16th Ct Unit P6 · Gainesville, FL 32608

$105,000

1 bd · 1.0 ba · 642 sqft · Condo public records · 8 Days on market

Built 1987 $239/mo HOA · 19% of rent

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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).

• Cash flow +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated, move-in ready 1-bedroom, 1-bathroom condominium located in the desirable Summit House Condo community. This unit features a brand-new A/C system, new hot water heater, fresh interior paint, and new flooring throughout, offering a clean, modern feel. The condo is being offered fully furnished, making it ideal for an owner-occupant, going to classes, or investor. Furniture may be removed prior to closing at the buyer’s request. The functional layout provides comfortable living and ample natural light. Conveniently located directly across from the University of Florida, this property is perfect for going to UF, faculty, or anyone seeking a prime Gaine

Key facts

• Vinyl flooring
• Community pool
• Newer water heater

Tags

• UPDATED BATHROOM
• DURABLE TILE FLOORING
• VINYL FLOORING
• NEWER WATER HEATER
• NEWER HVAC
• COMMUNITY POOL

Property features AI

Finance

• Other: Lot on paved road; Lot area approximately 4.29 acres (common/shared property); No lease restrictions indicated; Unfurnished; Located in the Summit House development
• HOA & community: Monthly association fee of $239 (includes pool, building and grounds maintenance, pest control, trash); Association: Bosshardt CAM; Association fee required; Community pool; Community mailbox; Deed restrictions; Sidewalks and street lights; Cats allowed

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Natural gas available and connected; Phone available; Water connected; Sewer connected
• Home design: Residential condominium; Single-story (one level); Faces east
• Construction: Block and brick construction; Shingle roof; Slab foundation; Building identified as P
• Exterior features: Exterior lighting; Sidewalks; Sliding doors

Interior

• Kitchen: Disposal
• Bedrooms: 1 bedroom
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Solid surface counters; Thermostat; Walk-in closet(s)
• Laundry & utility: Common area laundry; Outside laundry access

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-58 ($-695/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (9.7% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $95k (9.7% below list) — sets the bar for cash-flow.

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: Idylwild Elementary School (math 30% / reading 29%, grade F, #1,896 of 2,144 statewide, top 90%, 533 students, 78% FRL); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% FRL); Eastside High School (math 29% / reading 56%, grade F, #264 of 667 statewide, top 41%, 1,220 students, 56% FRL).
• Market conditions: Rents rising (+2.9%/yr); 605 active listings in the ZIP; 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 $726 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 20y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $94,765 (9.7% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-20,624
• Equity at exit: $15,656

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-22,387
• Equity at exit: $9,078

Cash invested: $29,400 (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 32608

• Rents YoY: 2.9%
• Active inventory: 605
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$219 /mo · $2,630/yr
• Insurance: −$44
• HOA: −$239
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-58

Break-even live

Break-even rent $1,332

Max offer price $94,765

Occupancy floor 100%

Sensitivity live

Price	-10% $2	-5% $-28	+0% $-58	+5% $-88	+10% $-117
Rent	-10% $-157	-5% $-108	+0% $-58	+5% $-8	+10% $42
Rate	-1.0pp $-5	-0.5pp $-31	base $-58	+0.5pp $-85	+1.0pp $-113

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $239 · $2,868/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-21
   days on market $105,000 Active 8 DOM
2. 2026-06-18
   days on market $105,000 Active 5 DOM
3. 2026-06-17
   days on market $105,000 Active 4 DOM
4. 2026-06-16
   days on market $105,000 Active 3 DOM
5. 2026-06-15
   days on market $105,000 Active 2 DOM
6. 2026-06-14
   pricestatusdays on marketlisting id $105,000 Active 1 DOM
7. 2026-05-05
   price $113,000 972-char remark
8. 2026-03-31
   price $113,500 972-char remark
9. 2026-02-16
   price $114,500 972-char remark
10. 2026-02-04
    price $115,000 972-char remark
11. 2026-01-20
    price $116,000 972-char remark
12. 2025-12-30
    status Active 972-char remark
13. 2025-12-29
    historical 972-char remark
14. 2025-12-18
    listed $118,500 Active 972-char remark
15. 2025-10-30
    historical
16. 2025-04-30
    listed $136,000 Active
17. 2025-03-31
    historical
18. 2025-01-25
    price $140,000
19. 2024-12-31
    listed $141,500 Active
20. 2024-12-04
    historical
21. 2024-09-05
    status Active
22. 2024-09-05
    price $141,500
23. 2024-08-09
    historical
24. 2024-07-05
    price $142,500
25. 2024-05-10
    price $146,902
26. 2024-05-10
    status Active
27. 2024-05-08
    historical
28. 2024-04-06
    price $149,900
29. 2024-02-08
    listed $155,000 Active
30. 2024-02-05
    historical
31. 2024-01-15
    price $158,000
32. 2023-11-23
    historical $1,495
33. 2023-11-21
    price $160,000
34. 2023-11-16
    listed $149,000 Active
35. 2023-09-15
    price $1,495
36. 2023-09-04
    listed $1,590
37. 2023-08-10
    soldstatus $126,500
38. 2018-08-01
    soldstatus $58,700
39. 2018-08-01
    soldstatus $58,700
40. 2018-07-01
    listed $59,900
41. 2010-09-02
    historical
42. 2010-09-02
    historical
43. 2008-04-11
    soldstatus $84,900
44. 2008-01-14
    listed $84,900
45. 2007-09-25
    listed $107,900
46. 2006-06-07
    listed $107,900
47. 2006-01-06
    soldstatus $5,260,600
48. 1995-09-19
    soldstatus $59,200

ⓘ 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: $2,630 · $219/mo
• Projected year-2 tax: $2,630 · $219/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: $15,107
• − Mortgage interest: −$5,882
• − Property taxes: −$2,630
• − Insurance: −$525
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − HOA: −$2,868
• − Depreciation: −$3,055
• Taxable loss: −$2,268
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $-151/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): 54,566
• Household income: $61,588
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 4709.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 16% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -150.91%
• Current HPI: 253.0629
• Rent YoY: ▲ 2.89%
• 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

+77.4% since first listed

44 events — show timeline

• 2026-06-13 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $113,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $113,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $114,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $116,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listed $118,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listed $136,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-25 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Listed $141,500 Stellar MLS as Distributed by MLS Grid
• 2024-12-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-05 Price Changed $141,500 Stellar MLS as Distributed by MLS Grid
• 2024-08-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-05 Price Changed $142,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Price Changed $146,902 Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-06 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-08 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-15 Price Changed $158,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-23 Rental Removed $1,495 STELLARMLS
• 2023-11-21 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-16 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-15 Price Changed $1,495 STELLARMLS
• 2023-09-04 Listed for Rent $1,590 STELLARMLS
• 2023-08-10 Sold (Public Records) $126,500 Public Records
• 2018-08-01 Sold (Public Records) $58,700 Public Records
• 2018-08-01 Sold (MLS) $58,700 Stellar MLS as Distributed by MLS Grid
• 2018-07-01 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2010-09-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-11 Sold (MLS) $84,900 Stellar MLS as Distributed by MLS Grid
• 2008-01-14 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2007-09-25 Listed $107,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-07 Listed $107,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-06 Sold (Public Records) $5,260,600 Public Records
• 1995-09-19 Sold (Public Records) $59,200 Public Records

Property tax history

+14.0%/yr

Latest (2025): $2,630 · +8.3% YoY. Source: county tax records.