4318 SW 68th Ter · Gainesville, FL 32608

$180,000

2 bd · 2.0 ba · 1,016 sqft · Townhouse public records · 40 Days on market

Built 1983 2,614 sqft lot $7/mo HOA

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• 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

One or more photo(s) has been virtually staged. This cozy 2-bedroom, 1.5-bath townhome in the conveniently located Green Leaf community is a great find. The kitchen features white cabinetry, low-maintenance countertops with the warm look of butcher block, and stainless steel stove. The dining area overlooks a private, fenced backyard—perfect for relaxing with pets or entertaining. Just off the kitchen, a convenient utility room includes a washer and dryer, while a half bath downstairs adds everyday functionality. Wood look vinyl flooring enhances the living and dining areas. Upstairs, you’ll find two comfortable bedrooms, with a full bath separating the bedrooms. The staircase has carpeting, and the main bedroom features durable vinyl plank flooring. The seller is offering a credit to add desired flooring in the secondary bedroom. Additional upgrades include LED lighting and smart Wi-Fi light switches, as well as ceiling fans in living room and bedrooms. Enjoy low-maintenance living with a minimal HOA fee of just $95 annually. Ideally located near Veteran’s Park, shopping, dining, entertainment, and major medical centers like the University of Florida and UF Health Shands Hospital, as well as North Florida Regional Medical Center. Major systems have been updated, with the HVAC replaced in 2022 and the water heater in 2024.

Key facts

• Utility room
• Led lighting
• Ceiling fans

Tags

• PRIVATE FENCED BACKYARD
• UTILITY ROOM
• LED LIGHTING
• SMART WI-FI LIGHT SWITCHES
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 40 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 8.2

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,976
• Equity at exit: $26,839

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,965
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$75
• HOA: −$7
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $257

Break-even live

Break-even rent $1,505

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5333 SW 75th St Gainesville, FL	2.0–3.0	2.0–2.5	1349	$1,769	$1.31	21d	1	0.82mi
6001 SW 75th Ter Gainesville, FL	1.0–3.0	1.0–2.0	1119	$1,797	$1.61	13d	17	1.10mi
4781 SW 36th Rd Gainesville, FL	1.0–3.0	1.0–2.0	1137	$2,340	$2.06	13d	61	1.33mi

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: waterinternet

Listing history 25 events

1. 2026-04-17
   listed $180,000 Active 1362-char remark

   Show marketing remark (1362 chars)

   One or more photo(s) has been virtually staged. This cozy 2-bedroom, 1.5-bath townhome in the conveniently located Green Leaf community is a great find. The kitchen features white cabinetry, low-maintenance countertops with the warm look of butcher block, and stainless steel stove. The dining area overlooks a private, fenced backyard—perfect for relaxing with pets or entertaining. Just off the kitchen, a convenient utility room includes a washer and dryer, while a half bath downstairs adds everyday functionality. Wood look vinyl flooring enhances the living and dining areas. Upstairs, you’ll find two comfortable bedrooms, with a full bath separating the bedrooms. The staircase has carpeting, and the main bedroom features durable vinyl plank flooring. The seller is offering a credit to add desired flooring in the secondary bedroom. Additional upgrades include LED lighting and smart Wi-Fi light switches, as well as ceiling fans in living room and bedrooms. Enjoy low-maintenance living with a minimal HOA fee of just $95 annually. Ideally located near Veteran’s Park, shopping, dining, entertainment, and major medical centers like the University of Florida and UF Health Shands Hospital, as well as North Florida Regional Medical Center. Major systems have been updated, with the HVAC replaced in 2022 and the water heater in 2024.

2. 2024-07-10
   soldstatus $169,000
3. 2024-07-09
   soldstatus $169,000 Closed 1104-char remark

   Show marketing remark (1104 chars)

   This well-maintained 2-bedroom, 1.5-bath townhouse in Green Leaf is move-in ready and recently updated. The kitchen features white cabinetry, countertops that mimic the warm look of butcher block but are easier to maintain, and a new stainless stove and range hood. The dining room overlooks a privacy-fenced backyard. The utility room is conveniently located off the kitchen and includes a washer and dryer. A half bath adds convenience downstairs, while vinyl flooring in the living and dining rooms adds to the home's appeal. Upstairs, you'll find two bedrooms and a tastefully updated primary bath. One bedroom showcases vinyl plank flooring, while the second bedroom and stairs feature new carpeting. The home has been updated with all-new LED bulbs/light fixtures and smart Wi-Fi light switches for convenience and efficiency. Freshly painted inside and out, this home bursts with renewed charm. Plus, with a low annual HOA fee of $96, enjoy hassle-free living. Located near Veteran's Park, shopping, entertainment, UF/Shands, and NFRMC. The HVAC was replaced in 2022, and the water heater in 2024.

4. 2024-06-07
   status Pending 1104-char remark

   Show marketing remark (1104 chars)

   This well-maintained 2-bedroom, 1.5-bath townhouse in Green Leaf is move-in ready and recently updated. The kitchen features white cabinetry, countertops that mimic the warm look of butcher block but are easier to maintain, and a new stainless stove and range hood. The dining room overlooks a privacy-fenced backyard. The utility room is conveniently located off the kitchen and includes a washer and dryer. A half bath adds convenience downstairs, while vinyl flooring in the living and dining rooms adds to the home's appeal. Upstairs, you'll find two bedrooms and a tastefully updated primary bath. One bedroom showcases vinyl plank flooring, while the second bedroom and stairs feature new carpeting. The home has been updated with all-new LED bulbs/light fixtures and smart Wi-Fi light switches for convenience and efficiency. Freshly painted inside and out, this home bursts with renewed charm. Plus, with a low annual HOA fee of $96, enjoy hassle-free living. Located near Veteran's Park, shopping, entertainment, UF/Shands, and NFRMC. The HVAC was replaced in 2022, and the water heater in 2024.

5. 2024-06-02
   price $164,900 1104-char remark

   Show marketing remark (1104 chars)

   This well-maintained 2-bedroom, 1.5-bath townhouse in Green Leaf is move-in ready and recently updated. The kitchen features white cabinetry, countertops that mimic the warm look of butcher block but are easier to maintain, and a new stainless stove and range hood. The dining room overlooks a privacy-fenced backyard. The utility room is conveniently located off the kitchen and includes a washer and dryer. A half bath adds convenience downstairs, while vinyl flooring in the living and dining rooms adds to the home's appeal. Upstairs, you'll find two bedrooms and a tastefully updated primary bath. One bedroom showcases vinyl plank flooring, while the second bedroom and stairs feature new carpeting. The home has been updated with all-new LED bulbs/light fixtures and smart Wi-Fi light switches for convenience and efficiency. Freshly painted inside and out, this home bursts with renewed charm. Plus, with a low annual HOA fee of $96, enjoy hassle-free living. Located near Veteran's Park, shopping, entertainment, UF/Shands, and NFRMC. The HVAC was replaced in 2022, and the water heater in 2024.

6. 2024-05-17
   listed $168,000 Active 1104-char remark

   Show marketing remark (1104 chars)

   This well-maintained 2-bedroom, 1.5-bath townhouse in Green Leaf is move-in ready and recently updated. The kitchen features white cabinetry, countertops that mimic the warm look of butcher block but are easier to maintain, and a new stainless stove and range hood. The dining room overlooks a privacy-fenced backyard. The utility room is conveniently located off the kitchen and includes a washer and dryer. A half bath adds convenience downstairs, while vinyl flooring in the living and dining rooms adds to the home's appeal. Upstairs, you'll find two bedrooms and a tastefully updated primary bath. One bedroom showcases vinyl plank flooring, while the second bedroom and stairs feature new carpeting. The home has been updated with all-new LED bulbs/light fixtures and smart Wi-Fi light switches for convenience and efficiency. Freshly painted inside and out, this home bursts with renewed charm. Plus, with a low annual HOA fee of $96, enjoy hassle-free living. Located near Veteran's Park, shopping, entertainment, UF/Shands, and NFRMC. The HVAC was replaced in 2022, and the water heater in 2024.

7. 2022-03-23
   soldstatus $112,000 Closed
8. 2022-03-22
   soldstatus $112,000
9. 2022-01-18
   status Pending
10. 2022-01-13
    status Active
11. 2021-12-21
    status Pending
12. 2021-12-01
    listed $106,900 Active
13. 2008-03-26
    historical
14. 2007-07-16
    soldstatus $110,000
15. 2004-08-31
    soldstatus $83,500
16. 2004-08-31
    soldstatus $83,500
17. 2004-07-28
    listed $82,500
18. 2003-07-16
    listed $72,500
19. 2002-11-27
    soldstatus $64,000
20. 2002-11-27
    soldstatus $64,000
21. 2002-10-29
    listed $64,000
22. 1999-09-16
    soldstatus $43,500
23. 1999-09-13
    soldstatus $43,500
24. 1999-07-13
    listed $44,900
25. 1983-11-01
    soldstatus $39,200

ⓘ 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: $1,960 · $163/mo
• Projected year-2 tax: $1,960 · $163/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 3/10 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: $21,976
• − Mortgage interest: −$10,083
• − Property taxes: −$1,960
• − Insurance: −$900
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − HOA: −$84
• − Depreciation: −$5,236
• Taxable income: $197
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $3,043/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

• 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

+359.2% since first listed

25 events — show timeline

• 2026-04-17 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-10 Sold (Public Records) $169,000 Public Records
• 2024-07-09 Sold (MLS) $169,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-02 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-17 Listed $168,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-23 Sold (MLS) $112,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-22 Sold (Public Records) $112,000 Public Records
• 2022-01-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-12-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-01 Listed $106,900 Stellar MLS as Distributed by MLS Grid
• 2008-03-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-07-16 Sold (Public Records) $110,000 Public Records
• 2004-08-31 Sold (Public Records) $83,500 Public Records
• 2004-08-31 Sold (MLS) $83,500 Stellar MLS as Distributed by MLS Grid
• 2004-07-28 Listed $82,500 Stellar MLS as Distributed by MLS Grid
• 2003-07-16 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 2002-11-27 Sold (Public Records) $64,000 Public Records
• 2002-11-27 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2002-10-29 Listed $64,000 Stellar MLS as Distributed by MLS Grid
• 1999-09-16 Sold (Public Records) $43,500 Public Records
• 1999-09-13 Sold (MLS) $43,500 Stellar MLS as Distributed by MLS Grid
• 1999-07-13 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 1983-11-01 Sold (Public Records) $39,200 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,960 · +18.7% YoY. Source: county tax records.