6979 SE 83rd Ct · Newberry, FL 32669

$174,900

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 119 Days on market

Built 1960 1.02 ac lot $152/sqft · at area comps Est $167k · at est. ↓ 22% 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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• ARV discount +5.3/15.0
• Schools +5.3/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath Florida Cracker-style home located in Newberry, FL, just inside the Gilchrist County line—enjoy the benefit of low property taxes. Set on 1.02 peaceful acres at the end of a quiet dead-end road, this property offers privacy and room to breathe. The home has been recently repainted and features new flooring in the kitchen, dining room, and laundry room, while original hardwood floors add timeless character throughout the rest of the home. Major updates include a 2022 AC unit and a durable metal roof. A 2-car detached carport & utility shed provides endless possibilities for storage, a workshop, or future expansion. A perfect blend of charm, space, and functionality. Call today, This one won't last long!

Key facts

• Durable metal roof
• Detached carport
• 2022 ac unit

Tags

• FLORIDA CRACKER-STYLE HOME
• NEW FLOORING
• ORIGINAL HARDWOOD FLOORS
• 2022 AC UNIT
• DURABLE METAL ROOF
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.2% in Newberry — 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 (#524 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Gilchrist (rural): math 66% / reading 61% proficiency, ranked #9 of 73 in FL (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.6%/yr); 418 active listings in the ZIP; solid renter incomes; 94 units permitted in Gilchrist County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gilchrist County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $166,743
• List price: $174,900
• Delta: 4.89%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6979 SE 83rd Ct	0.00mi	2/1.0	1,148 (0%)	0mo	$170,000	$148	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,395
• Equity at exit: $26,078

10-year hold

• IRR: 7.4%
• Equity multiple: 1.57×
• Total profit: $28,145
• Equity at exit: $15,122

Cash invested: $48,972 (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 32669

• Home prices YoY: -22.1%
• Rents YoY: 3.6%
• Active inventory: 418
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $342

Break-even live

Break-even rent $1,521

Max offer price $174,900

Occupancy floor 77%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   status $174,900 Pending 119 DOM
2. 2026-06-01
   days on market $174,900 Active 119 DOM
3. 2026-05-31
   days on market $174,900 Active 118 DOM
4. 2026-05-30
   days on market $174,900 Active 117 DOM
5. 2026-04-12
   price $174,900 750-char remark

   Show marketing remark (750 chars)

   Charming 2-bedroom, 1-bath Florida Cracker-style home located in Newberry, FL, just inside the Gilchrist County line—enjoy the benefit of low property taxes. Set on 1.02 peaceful acres at the end of a quiet dead-end road, this property offers privacy and room to breathe. The home has been recently repainted and features new flooring in the kitchen, dining room, and laundry room, while original hardwood floors add timeless character throughout the rest of the home. Major updates include a 2022 AC unit and a durable metal roof. A 2-car detached carport & utility shed provides endless possibilities for storage, a workshop, or future expansion. A perfect blend of charm, space, and functionality. Call today, This one won't last long!

6. 2026-02-03
   listed $182,500 Active 750-char remark

   Show marketing remark (750 chars)

   Charming 2-bedroom, 1-bath Florida Cracker-style home located in Newberry, FL, just inside the Gilchrist County line—enjoy the benefit of low property taxes. Set on 1.02 peaceful acres at the end of a quiet dead-end road, this property offers privacy and room to breathe. The home has been recently repainted and features new flooring in the kitchen, dining room, and laundry room, while original hardwood floors add timeless character throughout the rest of the home. Major updates include a 2022 AC unit and a durable metal roof. A 2-car detached carport & utility shed provides endless possibilities for storage, a workshop, or future expansion. A perfect blend of charm, space, and functionality. Call today, This one won't last long!

7. 2026-01-02
   status Active
8. 2025-11-10
   status Active
9. 2025-11-05
   status Pending
10. 2025-10-09
    price $174,900
11. 2025-06-10
    listed $194,900 Active
12. 2025-04-30
    historical
13. 2024-09-16
    price $210,000
14. 2024-08-12
    listed $225,000 Active

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,739 · $145/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,448
• − Mortgage interest: −$9,797
• − Property taxes: −$1,739
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$5,088
• Taxable income: $1,400
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $3,770/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: Gilchrist
• NCES district ID: 1200630
• Math proficiency: 66% ▼ -4.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $39,610
• Composite: 53.01/100
• National rank: #1522
• State rank: #9 of 73 in FL

Livability — Newberry

• Score: 68/100
• State rank: #524
• US rank: #9753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Alachua County · 218,005 people
• City population: 17,704
• Metro: Gainesville, FL
• Population (ZIP): 17,704
• Household income: $99,548
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 161.0

Population outlook (Gilchrist County) Hauer SSP2

• Today (2025): 17,730 people
• By 2030: 17,722 · +-0.0%
• By 2040: 17,393 · -1.9%
• By 2050: 16,597 · -6.4%
• By 2075: 14,300 · -19.3%
• By 2100: 11,498 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 15% Two or more races 14% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 2%

Political lean MEDSL · Gilchrist

• 2024 margin: Solid R (+68.0) · D 15.6% · R 83.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -46.8pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+64.0 2016: R+62.8 2012: R+51.0 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.83%
• Current HPI: 263.4335
• Rent YoY: ▲ 3.57%
• 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

-22.3% since first listed

10 events — show timeline

• 2026-04-12 Price Changed $174,900 DGLMLS
• 2026-02-03 Listed $182,500 DGLMLS
• 2026-01-02 Relisted — DGLMLS
• 2025-11-10 Relisted — DGLMLS
• 2025-11-05 Pending — DGLMLS
• 2025-10-09 Price Changed $174,900 DGLMLS
• 2025-06-10 Listed $194,900 DGLMLS
• 2025-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-12 Listed $225,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.3%/yr

Latest (2025): $1,739 · +171.3% YoY. Source: county tax records.