2811 SW Archer Rd Unit V187 · Gainesville, FL 32608

$79,500

1 bd · 1.0 ba · 876 sqft · Condo public records · 62 Days on market

Built 1985 $326/mo HOA · 23% 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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT!! This is a fantastic 1 bed 1bath first story unit with tile throughout & carpet in bedrooms. The kitchen is open to the living area and there is a sliding glass door to exterior. There is tile throughout the kitchen, living & walkways & then carpet in the bedroom. Biking distance to UF and is on bus route. No need for a car as you walk or ride a bike to Restaurants, shopping, Butler Plaza & movie theater. Brandywine has amenities such as pool, clubhouse, game room, exercise room and on-site laundry facilities. Brandywine association dues include hazard ins, exterior maintenance, lawn care, pest control, water is paid, wastewater is paid and includes fiber optic Internet. Call today before it's gone! Buyer is responsible to verify all information contained within this listing All information on this page is considered reliable, but not guaranteed. Please verify these property details.

Key facts

• Stainless dishwasher
• New double vanity
• New countertops

Tags

• GROUND FLOOR END UNIT
• UPGRADED CERAMIC TILE
• UPGRADED VINYL PLANK FLOORING
• NEW DOUBLE VANITY
• NEW COUNTERTOPS
• STAINLESS DISHWASHER

Property features AI

Finance

• Other: Development: Brandywine
• Financial info: Total monthly fees: $326; Total annual fees: $3,912; No lease restrictions indicated
• HOA & community: Monthly condo fee: $326 (Association: University Management); Association approval required; Association fees include: Pool, insurance, internet, structure maintenance, grounds maintenance, pest control, sewer, trash, water; Community amenities: Clubhouse, fitness center, playground, pool; Deed restrictions; Buyer approval required; Pets: Breed restrictions

Exterior

• Utilities: Public sewer; Water connected; Electricity connected; Cable connected; Fiber optics available
• Home design: Condominium; Residential property; One story; Faces south; Floor: 1
• Construction: Block, stucco, and frame construction; Shingle roof
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Exhaust fan; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Walk-in closet(s); Window treatments (blinds, drapes)
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (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 rising (+2.9%/yr); 594 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k 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 + 2.9% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $65k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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: 1.76% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 4.7

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $162
• Equity at exit: $11,854

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $17,166
• Equity at exit: $6,874

Cash invested: $22,260 (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: 594
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$33
• HOA: −$326
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $203

Break-even live

Break-even rent $1,145

Max offer price $79,500

Occupancy floor 80%

Sensitivity live

Price	-10% $248	-5% $226	+0% $203	+5% $181	+10% $158
Rent	-10% $93	-5% $148	+0% $203	+5% $259	+10% $314
Rate	-1.0pp $244	-0.5pp $224	base $203	+0.5pp $183	+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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 SW 34th St Gainesville, FL	1.0–3.0	1.0–3.0	1033	$1,569	$1.52	14d	28	1.06mi

HOA detail condo

• Monthly dues: $326 · $3,912/yr
• Likely covers: waterinternetlandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-08
   status Pending
2. 2026-04-07
   price $79,500
3. 2026-04-06
   status Active
4. 2026-03-29
   status Pending
5. 2026-02-27
   listed $81,900 Active
6. 2022-12-28
   soldstatus $65,000
7. 2022-12-22
   soldstatus $65,000 Closed 936-char remark

   Show marketing remark (936 chars)

   INVESTOR ALERT!! This is a fantastic 1 bed 1bath first story unit with tile throughout & carpet in bedrooms. The kitchen is open to the living area and there is a sliding glass door to exterior. There is tile throughout the kitchen, living & walkways & then carpet in the bedroom. Biking distance to UF and is on bus route. No need for a car as you walk or ride a bike to Restaurants, shopping, Butler Plaza & movie theater. Brandywine has amenities such as pool, clubhouse, game room, exercise room and on-site laundry facilities. Brandywine association dues include hazard ins, exterior maintenance, lawn care, pest control, water is paid, wastewater is paid and includes fiber optic Internet. Call today before it's gone! Buyer is responsible to verify all information contained within this listing All information on this page is considered reliable, but not guaranteed. Please verify these property details.

8. 2022-12-12
   status Pending 936-char remark

   Show marketing remark (936 chars)

   INVESTOR ALERT!! This is a fantastic 1 bed 1bath first story unit with tile throughout & carpet in bedrooms. The kitchen is open to the living area and there is a sliding glass door to exterior. There is tile throughout the kitchen, living & walkways & then carpet in the bedroom. Biking distance to UF and is on bus route. No need for a car as you walk or ride a bike to Restaurants, shopping, Butler Plaza & movie theater. Brandywine has amenities such as pool, clubhouse, game room, exercise room and on-site laundry facilities. Brandywine association dues include hazard ins, exterior maintenance, lawn care, pest control, water is paid, wastewater is paid and includes fiber optic Internet. Call today before it's gone! Buyer is responsible to verify all information contained within this listing All information on this page is considered reliable, but not guaranteed. Please verify these property details.

9. 2022-11-29
   listed $75,000 Active 936-char remark

   Show marketing remark (936 chars)

   INVESTOR ALERT!! This is a fantastic 1 bed 1bath first story unit with tile throughout & carpet in bedrooms. The kitchen is open to the living area and there is a sliding glass door to exterior. There is tile throughout the kitchen, living & walkways & then carpet in the bedroom. Biking distance to UF and is on bus route. No need for a car as you walk or ride a bike to Restaurants, shopping, Butler Plaza & movie theater. Brandywine has amenities such as pool, clubhouse, game room, exercise room and on-site laundry facilities. Brandywine association dues include hazard ins, exterior maintenance, lawn care, pest control, water is paid, wastewater is paid and includes fiber optic Internet. Call today before it's gone! Buyer is responsible to verify all information contained within this listing All information on this page is considered reliable, but not guaranteed. Please verify these property details.

10. 2010-06-30
    soldstatus $56,000
11. 2004-12-02
    soldstatus $53,000

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $1,543 · $129/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 9/10 Extreme 8 d/yr ≥108°F today · 24 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: $16,832
• − Mortgage interest: −$4,453
• − Property taxes: −$1,543
• − Insurance: −$398
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$3,912
• − Depreciation: −$2,313
• Taxable income: $1,520
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,077/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

+50.0% since first listed

11 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $79,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $81,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-28 Sold (Public Records) $65,000 Public Records
• 2022-12-22 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-29 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-30 Sold (Public Records) $56,000 Public Records
• 2004-12-02 Sold (Public Records) $53,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,543 · -14.9% YoY. Source: county tax records.