6519 W Newberry Rd #911 · Gainesville, FL 32605

$109,900

3 bd · 2.0 ba · 1,289 sqft · Condo public records · 120 Days on market

Built 1972 $557/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 +24.2/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 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

3/2 Condo in the heart of Gainesville walking distance to Oaks Mall and restaurants. Newer kitchen with stainless steel appliances. New AC 2022. Live or rent as long term or ABNB to many visiting Gainesville all year round.

Key facts

• New ac
• $557 HOA
• Community pool

Tags

• WALKING DISTANCE TO OAKS MALL
• NEW AC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (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: Myra Terwilliger Elementary School (math 28% / reading 32%, grade F, #1,882 of 2,144 statewide, top 88%, 586 students, 79% FRL); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% FRL); F. W. Buchholz High School (math 49% / reading 66%, grade C, #125 of 667 statewide, top 19%, 2,540 students, 36% FRL).
• 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 $760 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 32% 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.84% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 4.5

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-490
• Equity at exit: $16,386

10-year hold

• IRR: 11.7%
• Equity multiple: 2.02×
• Total profit: $31,525
• Equity at exit: $9,502

Cash invested: $30,772 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,017 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$195 /mo · $2,335/yr
• Insurance: −$46
• HOA: −$557
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $220

Break-even live

Break-even rent $1,739

Max offer price $109,900

Occupancy floor 84%

Sensitivity live

Price	-10% $282	-5% $251	+0% $220	+5% $189	+10% $158
Rent	-10% $61	-5% $140	+0% $220	+5% $300	+10% $379
Rate	-1.0pp $275	-0.5pp $248	base $220	+0.5pp $191	+1.0pp $162

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $557 · $6,684/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-07
   statusdays on market $109,900 Pending 120 DOM
2. 2026-06-05
   days on market $109,900 Active 118 DOM
3. 2026-06-03
   days on market $109,900 Active 117 DOM
4. 2026-06-02
   days on market $109,900 Active 116 DOM
5. 2026-06-01
   days on market $109,900 Active 115 DOM
6. 2026-05-31
   days on market $109,900 Active 114 DOM
7. 2026-05-30
   days on market $109,900 Active 113 DOM
8. 2026-05-18
   price $109,900 223-char remark

   Show marketing remark (223 chars)

   3/2 Condo in the heart of Gainesville walking distance to Oaks Mall and restaurants. Newer kitchen with stainless steel appliances. New AC 2022. Live or rent as long term or ABNB to many visiting Gainesville all year round.

9. 2026-04-15
   price $114,900 223-char remark

   Show marketing remark (223 chars)

   3/2 Condo in the heart of Gainesville walking distance to Oaks Mall and restaurants. Newer kitchen with stainless steel appliances. New AC 2022. Live or rent as long term or ABNB to many visiting Gainesville all year round.

10. 2026-04-06
    price $119,900 223-char remark

    Show marketing remark (223 chars)

    3/2 Condo in the heart of Gainesville walking distance to Oaks Mall and restaurants. Newer kitchen with stainless steel appliances. New AC 2022. Live or rent as long term or ABNB to many visiting Gainesville all year round.

11. 2026-02-06
    listed $124,900 Active 223-char remark

    Show marketing remark (223 chars)

    3/2 Condo in the heart of Gainesville walking distance to Oaks Mall and restaurants. Newer kitchen with stainless steel appliances. New AC 2022. Live or rent as long term or ABNB to many visiting Gainesville all year round.

12. 2025-06-23
    historical $1,550
13. 2025-05-16
    price $1,550
14. 2025-04-14
    listed $1,600
15. 2023-08-02
    historical $1,600
16. 2023-07-22
    price $1,600
17. 2022-03-01
    soldstatus $83,000 Closed 286-char remark

    Show marketing remark (286 chars)

    Investment property in a great location, close to OAKS MALL, North Florida Regional Medical Center, Shands facilities, banks, restaurants, bus transportation. Property is well maintain with 3 bedrooms/2 baths, they are doing many update on the building. Call for appointment. 5+ Units.

18. 2022-01-26
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Investment property in a great location, close to OAKS MALL, North Florida Regional Medical Center, Shands facilities, banks, restaurants, bus transportation. Property is well maintain with 3 bedrooms/2 baths, they are doing many update on the building. Call for appointment. 5+ Units.

19. 2022-01-10
    price $89,900 286-char remark

    Show marketing remark (286 chars)

    Investment property in a great location, close to OAKS MALL, North Florida Regional Medical Center, Shands facilities, banks, restaurants, bus transportation. Property is well maintain with 3 bedrooms/2 baths, they are doing many update on the building. Call for appointment. 5+ Units.

20. 2021-12-04
    price $97,500 286-char remark

    Show marketing remark (286 chars)

    Investment property in a great location, close to OAKS MALL, North Florida Regional Medical Center, Shands facilities, banks, restaurants, bus transportation. Property is well maintain with 3 bedrooms/2 baths, they are doing many update on the building. Call for appointment. 5+ Units.

21. 2021-04-06
    listed $99,500 Active 286-char remark

    Show marketing remark (286 chars)

    Investment property in a great location, close to OAKS MALL, North Florida Regional Medical Center, Shands facilities, banks, restaurants, bus transportation. Property is well maintain with 3 bedrooms/2 baths, they are doing many update on the building. Call for appointment. 5+ Units.

22. 2015-06-10
    soldstatus $50,000
23. 2015-06-05
    soldstatus $50,000
24. 2015-02-16
    listed $55,700
25. 2014-06-25
    historical
26. 2013-08-01
    listed $61,500
27. 2011-09-30
    listed $39,900
28. 2008-08-18
    historical
29. 2008-02-18
    listed $127,900
30. 2005-12-14
    soldstatus $128,500
31. 2005-05-09
    listed $125,895

ⓘ 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: $2,335 · $195/mo
• Projected year-2 tax: $2,335 · $195/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: $24,208
• − Mortgage interest: −$6,156
• − Property taxes: −$2,335
• − Insurance: −$550
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$6,684
• − Depreciation: −$3,197
• Taxable income: $1,413
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,300/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

-12.7% since first listed

24 events — show timeline

• 2026-05-18 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Rental Removed $1,550 STELLARMLS
• 2025-05-16 Price Changed $1,550 STELLARMLS
• 2025-04-14 Listed for Rent $1,600 STELLARMLS
• 2023-08-02 Rental Removed $1,600 STELLARMLS
• 2023-07-22 Price Changed $1,600 STELLARMLS
• 2022-03-01 Sold (MLS) $83,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-10 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-04 Price Changed $97,500 Stellar MLS as Distributed by MLS Grid
• 2021-04-06 Listed $99,500 Stellar MLS as Distributed by MLS Grid
• 2015-06-10 Sold (Public Records) $50,000 Public Records
• 2015-06-05 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-16 Listed $55,700 Stellar MLS as Distributed by MLS Grid
• 2014-06-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-08-01 Listed $61,500 Stellar MLS as Distributed by MLS Grid
• 2011-09-30 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2008-08-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-02-18 Listed $127,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-14 Sold (MLS) $128,500 Stellar MLS as Distributed by MLS Grid
• 2005-05-09 Listed $125,895 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.0%/yr

Latest (2025): $2,335 · +10.6% YoY. Source: county tax records.