1420 SW 42nd St Unit B · Gainesville, FL 32607

$111,000

2 bd · 1.0 ba · 822 sqft · Condo public records · 89 Days on market

Built 1981 $170/mo HOA · 10% of rent

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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 +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 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

Price Reduced to $117,900 – Excellent Investment Opportunity! Well-positioned in an area with consistent rental demand just ~10 minutes from the University of Florida, this 2-bedroom, 1-bath condominium offers a compelling opportunity for investors or buyers seeking value in a convenient Gainesville location with easy access to shopping, dining, and major roadways. The property features a functional layout, private fenced backyard, and additional storage space, features not commonly found at this price point that may enhance tenant appeal. Interior includes wood flooring in the living areas and bedrooms, with tile flooring in the kitchen and bathroom for durability and ease of maintenance. Recent updates include HVAC (2021) and roof (2025), providing added value. Seller is offering up to $2,500 toward the buyer’s closing costs

Key facts

• Central hvac system
• Small storage shed
• $170 HOA

Tags

• COMFORTABLE LIVING AREA
• PRIVATE FENCED BACKYARD
• SMALL STORAGE SHED
• CENTRAL HVAC SYSTEM
• RECENTLY REPLACED ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $111k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $104k (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 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 44% 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 $767 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 ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,340 (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: 1.51% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 5.5

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: -0.1%
• Equity multiple: 0.99×
• Total profit: $-162
• Equity at exit: $16,550

10-year hold

• IRR: 6.4%
• Equity multiple: 1.41×
• Total profit: $12,889
• Equity at exit: $9,597

Cash invested: $31,080 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$582
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$46
• HOA: −$170
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $339

Break-even live

Break-even rent $1,245

Max offer price $111,000

Occupancy floor 75%

Sensitivity live

Price	-10% $402	-5% $371	+0% $339	+5% $308	+10% $277
Rent	-10% $207	-5% $273	+0% $339	+5% $406	+10% $472
Rate	-1.0pp $395	-0.5pp $368	base $339	+0.5pp $311	+1.0pp $281

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4781 SW 36th Rd Gainesville, FL	1.0–3.0	1.0–2.0	1137	$2,340	$2.06	14d	61	1.41mi

HOA detail condo

• Monthly dues: $170 · $2,040/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $111,000 Active 89 DOM
2. 2026-06-17
   days on market $111,000 Active 88 DOM
3. 2026-06-16
   pricedays on market $111,000 Active 87 DOM
4. 2026-06-15
   days on market $117,900 Active 86 DOM
5. 2026-06-14
   days on market $117,900 Active 84 DOM
6. 2026-06-13
   days on market $117,900 Active 83 DOM
7. 2026-06-10
   days on market $117,900 Active 81 DOM
8. 2026-06-09
   days on market $117,900 Active 80 DOM
9. 2026-06-08
   days on market $117,900 Active 79 DOM
10. 2026-06-07
    days on market $117,900 Active 78 DOM
11. 2026-06-05
    days on market $117,900 Active 75 DOM
12. 2026-06-03
    days on market $117,900 Active 74 DOM
13. 2026-06-02
    days on market $117,900 Active 73 DOM
14. 2026-06-01
    days on market $117,900 Active 72 DOM
15. 2026-05-31
    days on market $117,900 Active 71 DOM
16. 2026-05-30
    days on market $117,900 Active 70 DOM
17. 2026-05-09
    price $117,900 850-char remark

    Show marketing remark (850 chars)

    Price Reduced to $117,900 – Excellent Investment Opportunity! Well-positioned in an area with consistent rental demand just ~10 minutes from the University of Florida, this 2-bedroom, 1-bath condominium offers a compelling opportunity for investors or buyers seeking value in a convenient Gainesville location with easy access to shopping, dining, and major roadways. The property features a functional layout, private fenced backyard, and additional storage space, features not commonly found at this price point that may enhance tenant appeal. Interior includes wood flooring in the living areas and bedrooms, with tile flooring in the kitchen and bathroom for durability and ease of maintenance. Recent updates include HVAC (2021) and roof (2025), providing added value. Seller is offering up to $2,500 toward the buyer’s closing costs

18. 2026-04-30
    price $119,900 850-char remark

    Show marketing remark (850 chars)

    Price Reduced to $117,900 – Excellent Investment Opportunity! Well-positioned in an area with consistent rental demand just ~10 minutes from the University of Florida, this 2-bedroom, 1-bath condominium offers a compelling opportunity for investors or buyers seeking value in a convenient Gainesville location with easy access to shopping, dining, and major roadways. The property features a functional layout, private fenced backyard, and additional storage space, features not commonly found at this price point that may enhance tenant appeal. Interior includes wood flooring in the living areas and bedrooms, with tile flooring in the kitchen and bathroom for durability and ease of maintenance. Recent updates include HVAC (2021) and roof (2025), providing added value. Seller is offering up to $2,500 toward the buyer’s closing costs

19. 2026-04-21
    price $120,000 850-char remark

    Show marketing remark (850 chars)

    Price Reduced to $117,900 – Excellent Investment Opportunity! Well-positioned in an area with consistent rental demand just ~10 minutes from the University of Florida, this 2-bedroom, 1-bath condominium offers a compelling opportunity for investors or buyers seeking value in a convenient Gainesville location with easy access to shopping, dining, and major roadways. The property features a functional layout, private fenced backyard, and additional storage space, features not commonly found at this price point that may enhance tenant appeal. Interior includes wood flooring in the living areas and bedrooms, with tile flooring in the kitchen and bathroom for durability and ease of maintenance. Recent updates include HVAC (2021) and roof (2025), providing added value. Seller is offering up to $2,500 toward the buyer’s closing costs

20. 2026-04-15
    price $124,000 850-char remark

    Show marketing remark (850 chars)

    Price Reduced to $117,900 – Excellent Investment Opportunity! Well-positioned in an area with consistent rental demand just ~10 minutes from the University of Florida, this 2-bedroom, 1-bath condominium offers a compelling opportunity for investors or buyers seeking value in a convenient Gainesville location with easy access to shopping, dining, and major roadways. The property features a functional layout, private fenced backyard, and additional storage space, features not commonly found at this price point that may enhance tenant appeal. Interior includes wood flooring in the living areas and bedrooms, with tile flooring in the kitchen and bathroom for durability and ease of maintenance. Recent updates include HVAC (2021) and roof (2025), providing added value. Seller is offering up to $2,500 toward the buyer’s closing costs

21. 2026-03-28
    price $125,000 850-char remark

    Show marketing remark (850 chars)

    Price Reduced to $117,900 – Excellent Investment Opportunity! Well-positioned in an area with consistent rental demand just ~10 minutes from the University of Florida, this 2-bedroom, 1-bath condominium offers a compelling opportunity for investors or buyers seeking value in a convenient Gainesville location with easy access to shopping, dining, and major roadways. The property features a functional layout, private fenced backyard, and additional storage space, features not commonly found at this price point that may enhance tenant appeal. Interior includes wood flooring in the living areas and bedrooms, with tile flooring in the kitchen and bathroom for durability and ease of maintenance. Recent updates include HVAC (2021) and roof (2025), providing added value. Seller is offering up to $2,500 toward the buyer’s closing costs

22. 2026-03-21
    listed $130,000 Active 850-char remark

    Show marketing remark (850 chars)

    Price Reduced to $117,900 – Excellent Investment Opportunity! Well-positioned in an area with consistent rental demand just ~10 minutes from the University of Florida, this 2-bedroom, 1-bath condominium offers a compelling opportunity for investors or buyers seeking value in a convenient Gainesville location with easy access to shopping, dining, and major roadways. The property features a functional layout, private fenced backyard, and additional storage space, features not commonly found at this price point that may enhance tenant appeal. Interior includes wood flooring in the living areas and bedrooms, with tile flooring in the kitchen and bathroom for durability and ease of maintenance. Recent updates include HVAC (2021) and roof (2025), providing added value. Seller is offering up to $2,500 toward the buyer’s closing costs

23. 2022-03-04
    soldstatus $99,500 Closed 670-char remark

    Show marketing remark (670 chars)

    Cute 2 bedroom 1 bath condo conveniently located near grocery stores, shopping, restaurants and approximately only a 10 minute drive to UF. As you enter you will come into the Livingroom and kitchen. Off the Livingroom is the hallway entering into the spacious master bedroom, guest bedroom and bathroom. There is a washer and dryer conveniently located in the bathroom. The condo has wood flooring in the living room and both bedrooms and tile in the kitchen and bathroom. The central air system was replaced in 2021. Off the kitchen through the sliding glass doors you can enjoy your privacy of a spacious fenced in backyard which also has a small shed for storage.

24. 2022-03-04
    soldstatus $99,500

    Show marketing remark (670 chars)

    Cute 2 bedroom 1 bath condo conveniently located near grocery stores, shopping, restaurants and approximately only a 10 minute drive to UF. As you enter you will come into the Livingroom and kitchen. Off the Livingroom is the hallway entering into the spacious master bedroom, guest bedroom and bathroom. There is a washer and dryer conveniently located in the bathroom. The condo has wood flooring in the living room and both bedrooms and tile in the kitchen and bathroom. The central air system was replaced in 2021. Off the kitchen through the sliding glass doors you can enjoy your privacy of a spacious fenced in backyard which also has a small shed for storage.

25. 2022-02-03
    status Pending 670-char remark

    Show marketing remark (670 chars)

    Cute 2 bedroom 1 bath condo conveniently located near grocery stores, shopping, restaurants and approximately only a 10 minute drive to UF. As you enter you will come into the Livingroom and kitchen. Off the Livingroom is the hallway entering into the spacious master bedroom, guest bedroom and bathroom. There is a washer and dryer conveniently located in the bathroom. The condo has wood flooring in the living room and both bedrooms and tile in the kitchen and bathroom. The central air system was replaced in 2021. Off the kitchen through the sliding glass doors you can enjoy your privacy of a spacious fenced in backyard which also has a small shed for storage.

26. 2022-01-22
    listed $99,500 Active 670-char remark

    Show marketing remark (670 chars)

    Cute 2 bedroom 1 bath condo conveniently located near grocery stores, shopping, restaurants and approximately only a 10 minute drive to UF. As you enter you will come into the Livingroom and kitchen. Off the Livingroom is the hallway entering into the spacious master bedroom, guest bedroom and bathroom. There is a washer and dryer conveniently located in the bathroom. The condo has wood flooring in the living room and both bedrooms and tile in the kitchen and bathroom. The central air system was replaced in 2021. Off the kitchen through the sliding glass doors you can enjoy your privacy of a spacious fenced in backyard which also has a small shed for storage.

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $2,225 · $185/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,098
• − Mortgage interest: −$6,218
• − Property taxes: −$2,225
• − Insurance: −$555
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$2,040
• − Depreciation: −$3,229
• Taxable income: $2,616
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $3,445/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

+18.5% since first listed

10 events — show timeline

• 2026-05-09 Price Changed $117,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $124,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-04 Sold (Public Records) $99,500 Public Records
• 2022-03-04 Sold (MLS) $99,500 Stellar MLS as Distributed by MLS Grid
• 2022-02-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-22 Listed $99,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2025): $2,225 · +7.4% YoY. Source: county tax records.