22434 NW 176th Ave · High Springs, FL 32643

$240,000

4 bd · 2.0 ba · 1,187 sqft · SingleFamily public records · 76 Days on market

Built 1985 7,405 sqft lot

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting home nestled in the heart of High Springs, Florida, where comfort meets natural charm. Built with durable concrete block construction, this well-maintained property offers a warm and welcoming feel with a thoughtfully designed, open layout. Inside, you’ll find three comfortable bedrooms and one and a half bathrooms, providing plenty of space for both everyday living and guests. The updated kitchen with all appliances replaced in 2024 features generous cabinet storage and flows effortlessly into the dining area, creating an ideal setting for both casual meals and entertaining. The home’s metal roof not only enhances its curb appeal but also offers long-lasting durability and peace of mind. Step outside to your own private retreat, complete with an expansive deck that’s perfect for gatherings or relaxing in the Florida sunshine. Enjoy cooler evenings around the fire pit, or take advantage of the beautifully landscaped backyard filled with mature fruit trees that provide both shade and seasonal harvests. Located in the highly sought-after community of High Springs, you’ll be surrounded by some of North Florida’s most stunning natural springs, known for their crystal-clear, 72-degree waters year-round. Whether you enjoy kayaking, swimming, or simply exploring the outdoors, this area offers endless recreation opportunities. Conveniently situated near I-75, as well as local dining, breweries, and shopping, this home combines small-town charm with easy access to everyday conveniences. Schedule your private showing today!

Key facts

• Metal roof
• Landscaped backyard
• Fire pit

Tags

• CONCRETE BLOCK CONSTRUCTION
• UPDATED KITCHEN
• METAL ROOF
• EXPANSIVE DECK
• FIRE PIT
• LANDSCAPED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.9% in High Springs — 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 (#506 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: 190 active listings in the ZIP; solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $7k 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 76 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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

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

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-11,700
• Equity at exit: $35,785

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $24,753
• Equity at exit: $20,751

Cash invested: $67,200 (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 32643

• Home prices YoY: -5.5%
• Active inventory: 190
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,509 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $427

Break-even live

Break-even rent $1,968

Max offer price $240,000

Occupancy floor 78%

Sensitivity live

Price	-10% $563	-5% $495	+0% $427	+5% $359	+10% $291
Rent	-10% $229	-5% $328	+0% $427	+5% $526	+10% $626
Rate	-1.0pp $548	-0.5pp $488	base $427	+0.5pp $365	+1.0pp $302

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-05
   statusdays on market $240,000 Pending 76 DOM
2. 2026-06-03
   days on market $240,000 Active 75 DOM
3. 2026-06-02
   days on market $240,000 Active 74 DOM
4. 2026-06-01
   days on market $240,000 Active 73 DOM
5. 2026-05-31
   days on market $240,000 Active 72 DOM
6. 2026-05-30
   days on market $240,000 Active 71 DOM
7. 2026-04-11
   price $240,000 1594-char remark

   Show marketing remark (1594 chars)

   Welcome to this inviting home nestled in the heart of High Springs, Florida, where comfort meets natural charm. Built with durable concrete block construction, this well-maintained property offers a warm and welcoming feel with a thoughtfully designed, open layout. Inside, you’ll find three comfortable bedrooms and one and a half bathrooms, providing plenty of space for both everyday living and guests. The updated kitchen with all appliances replaced in 2024 features generous cabinet storage and flows effortlessly into the dining area, creating an ideal setting for both casual meals and entertaining. The home’s metal roof not only enhances its curb appeal but also offers long-lasting durability and peace of mind. Step outside to your own private retreat, complete with an expansive deck that’s perfect for gatherings or relaxing in the Florida sunshine. Enjoy cooler evenings around the fire pit, or take advantage of the beautifully landscaped backyard filled with mature fruit trees that provide both shade and seasonal harvests. Located in the highly sought-after community of High Springs, you’ll be surrounded by some of North Florida’s most stunning natural springs, known for their crystal-clear, 72-degree waters year-round. Whether you enjoy kayaking, swimming, or simply exploring the outdoors, this area offers endless recreation opportunities. Conveniently situated near I-75, as well as local dining, breweries, and shopping, this home combines small-town charm with easy access to everyday conveniences. Schedule your private showing today!

8. 2026-03-20
   listed $245,000 Active 1594-char remark

   Show marketing remark (1594 chars)

   Welcome to this inviting home nestled in the heart of High Springs, Florida, where comfort meets natural charm. Built with durable concrete block construction, this well-maintained property offers a warm and welcoming feel with a thoughtfully designed, open layout. Inside, you’ll find three comfortable bedrooms and one and a half bathrooms, providing plenty of space for both everyday living and guests. The updated kitchen with all appliances replaced in 2024 features generous cabinet storage and flows effortlessly into the dining area, creating an ideal setting for both casual meals and entertaining. The home’s metal roof not only enhances its curb appeal but also offers long-lasting durability and peace of mind. Step outside to your own private retreat, complete with an expansive deck that’s perfect for gatherings or relaxing in the Florida sunshine. Enjoy cooler evenings around the fire pit, or take advantage of the beautifully landscaped backyard filled with mature fruit trees that provide both shade and seasonal harvests. Located in the highly sought-after community of High Springs, you’ll be surrounded by some of North Florida’s most stunning natural springs, known for their crystal-clear, 72-degree waters year-round. Whether you enjoy kayaking, swimming, or simply exploring the outdoors, this area offers endless recreation opportunities. Conveniently situated near I-75, as well as local dining, breweries, and shopping, this home combines small-town charm with easy access to everyday conveniences. Schedule your private showing today!

9. 2024-04-29
   soldstatus $224,900
10. 2024-04-18
    soldstatus $224,900 Closed 1719-char remark

    Show marketing remark (1719 chars)

    Welcome to your charming oasis in the heart of High Springs, Florida! This delightful concrete block house offers a perfect blend of comfort and natural beauty. As you step inside, you'll immediately notice the inviting atmosphere and spacious layout. The home features three cozy bedrooms, providing ample space for relaxation and rest. With one and a half bathrooms, it provides comfort for you and your guests. The updated kitchen offers an abundance of cabinet space, perfect for storing all your culinary essentials. The kitchen seamlessly flows into the dining area creating the perfect space for entertainment and everyday living. Beyond the sturdy exterior, the metal roof adds durability and a modern touch to the property, promising years of protection from the elements. Step outside to discover your own private oasis, complete with a sprawling deck, perfect for hosting gatherings or simply unwinding under the Florida sun. Picture yourself gathering around the crackling fire pit on cool evenings, sharing stories and making memories with loved ones. The lush backyard is adorned with flourishing fruit trees, offering not only shade but also a delightful harvest for your enjoyment. High Springs, Florida, is renowned for its natural attractions, and this home places you right in the midst of it all. Immerse yourself in the beauty of the city's natural springs, where crystal-clear waters flow year-round at a refreshing 72 degrees. Whether you're kayaking, swimming, or simply basking in the serenity of nature, High Springs offers endless opportunities for outdoor adventures and relaxation. In close proximity to I-75, restaurants, local breweries, and shopping. Call today for your private showing!

11. 2024-02-24
    status Pending 1719-char remark

    Show marketing remark (1719 chars)

    Welcome to your charming oasis in the heart of High Springs, Florida! This delightful concrete block house offers a perfect blend of comfort and natural beauty. As you step inside, you'll immediately notice the inviting atmosphere and spacious layout. The home features three cozy bedrooms, providing ample space for relaxation and rest. With one and a half bathrooms, it provides comfort for you and your guests. The updated kitchen offers an abundance of cabinet space, perfect for storing all your culinary essentials. The kitchen seamlessly flows into the dining area creating the perfect space for entertainment and everyday living. Beyond the sturdy exterior, the metal roof adds durability and a modern touch to the property, promising years of protection from the elements. Step outside to discover your own private oasis, complete with a sprawling deck, perfect for hosting gatherings or simply unwinding under the Florida sun. Picture yourself gathering around the crackling fire pit on cool evenings, sharing stories and making memories with loved ones. The lush backyard is adorned with flourishing fruit trees, offering not only shade but also a delightful harvest for your enjoyment. High Springs, Florida, is renowned for its natural attractions, and this home places you right in the midst of it all. Immerse yourself in the beauty of the city's natural springs, where crystal-clear waters flow year-round at a refreshing 72 degrees. Whether you're kayaking, swimming, or simply basking in the serenity of nature, High Springs offers endless opportunities for outdoor adventures and relaxation. In close proximity to I-75, restaurants, local breweries, and shopping. Call today for your private showing!

12. 2024-02-23
    listed $224,900 Active 1719-char remark

    Show marketing remark (1719 chars)

    Welcome to your charming oasis in the heart of High Springs, Florida! This delightful concrete block house offers a perfect blend of comfort and natural beauty. As you step inside, you'll immediately notice the inviting atmosphere and spacious layout. The home features three cozy bedrooms, providing ample space for relaxation and rest. With one and a half bathrooms, it provides comfort for you and your guests. The updated kitchen offers an abundance of cabinet space, perfect for storing all your culinary essentials. The kitchen seamlessly flows into the dining area creating the perfect space for entertainment and everyday living. Beyond the sturdy exterior, the metal roof adds durability and a modern touch to the property, promising years of protection from the elements. Step outside to discover your own private oasis, complete with a sprawling deck, perfect for hosting gatherings or simply unwinding under the Florida sun. Picture yourself gathering around the crackling fire pit on cool evenings, sharing stories and making memories with loved ones. The lush backyard is adorned with flourishing fruit trees, offering not only shade but also a delightful harvest for your enjoyment. High Springs, Florida, is renowned for its natural attractions, and this home places you right in the midst of it all. Immerse yourself in the beauty of the city's natural springs, where crystal-clear waters flow year-round at a refreshing 72 degrees. Whether you're kayaking, swimming, or simply basking in the serenity of nature, High Springs offers endless opportunities for outdoor adventures and relaxation. In close proximity to I-75, restaurants, local breweries, and shopping. Call today for your private showing!

13. 2020-09-08
    soldstatus $164,900
14. 2020-09-02
    soldstatus $164,900
15. 2020-07-10
    listed $159,900
16. 2018-02-01
    soldstatus $93,000
17. 2018-01-31
    soldstatus $93,000
18. 2018-01-09
    listed $99,900
19. 2016-10-04
    historical
20. 2016-08-19
    listed $89,900
21. 2016-03-15
    historical
22. 2015-09-30
    soldstatus $40,250
23. 2015-04-26
    listed $43,500
24. 2009-02-09
    listed $99,900
25. 1985-07-01
    soldstatus $38,000

ⓘ 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,107
• − Mortgage interest: −$13,444
• − Property taxes: −$2,354
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − Depreciation: −$6,982
• Taxable income: $1,311
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $4,813/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 — High Springs

• Score: 68/100
• State rank: #506
• US rank: #9346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Springs, FL
• County: Alachua County · 218,005 people
• City population: 11,953
• Metro: Gainesville, FL
• Population (ZIP): 11,953
• Household income: $83,386
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 150.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Cuban 1%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -18.02%
• Current HPI: 308.0178
• Rent YoY: —
• 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

+531.6% since first listed

19 events — show timeline

• 2026-04-11 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-29 Sold (Public Records) $224,900 Public Records
• 2024-04-18 Sold (MLS) $224,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-08 Sold (Public Records) $164,900 Public Records
• 2020-09-02 Sold (MLS) $164,900 Stellar MLS as Distributed by MLS Grid
• 2020-07-10 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2018-02-01 Sold (Public Records) $93,000 Public Records
• 2018-01-31 Sold (MLS) $93,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-09 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-08-19 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-09-30 Sold (MLS) $40,250 Stellar MLS as Distributed by MLS Grid
• 2015-04-26 Listed $43,500 Stellar MLS as Distributed by MLS Grid
• 2009-02-09 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 1985-07-01 Sold (Public Records) $38,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $2,354 · -38.3% YoY. Source: county tax records.