5403 NW 20th Ct Unit C · Gainesville, FL 32653

$124,900

2 bd · 2.0 ba · 930 sqft · Condo public records · 223 Days on market

Built 1981

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 2BR/1.5BA 930 sf two-story condo located on a cul-de-sac in NW Gainesville. Updated Bathrooms, Kitchen. New wood-like tiles and laminate floors throughout the house, ceiling crown molding, and fresh interior paint. Finished hardwood stairs. new fixtures/fans, window blinds, new stainless appliances, newer HVAC, water heater. Inside laundry room with washer and dryer. Private backyard with trees only! Close proximity to the Super Walmart, the newly redeveloped Oakwood Commons shopping center, several restaurants and the Alachua County Farmer’s market. Bike to the YMCA! You’re only minutes away from UF Health and VA hospitals and the University of Florida and Santa Fe Community College.

Key facts

• Private backyard
• Cul-de-sac
• Inside laundry room

Tags

• CUL-DE-SAC
• NEWLY UPDATED BATHROOMS
• NEWLY UPDATED KITCHEN
• FINISHED HARDWOOD STAIRS
• PRIVATE BACKYARD
• INSIDE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% 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: 129 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 $864 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $125k implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.17% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.1

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $763
• Equity at exit: $18,623

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $27,709
• Equity at exit: $10,799

Cash invested: $34,972 (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 32653

• Active inventory: 129
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $330

Break-even live

Break-even rent $1,048

Max offer price $124,900

Occupancy floor 72%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 NW 55th Blvd Gainesville, FL	2.0	1.0	928	$1,465	$1.58	21d	1	0.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $124,900 Active 223 DOM
2. 2026-06-17
   days on market $124,900 Active 222 DOM
3. 2026-06-16
   days on market $124,900 Active 221 DOM
4. 2026-06-07
   days on market $124,900 Active 220 DOM
5. 2026-06-05
   days on market $124,900 Active 217 DOM
6. 2026-06-03
   days on market $124,900 Active 216 DOM
7. 2026-06-02
   days on market $124,900 Active 215 DOM
8. 2026-06-01
   days on market $124,900 Active 214 DOM
9. 2026-05-31
   days on market $124,900 Active 213 DOM
10. 2026-05-30
    days on market $124,900 Active 212 DOM
11. 2026-04-13
    price $127,900 716-char remark

    Show marketing remark (716 chars)

    Renovated 2BR/1.5BA 930 sf two-story condo located on a cul-de-sac in NW Gainesville. Updated Bathrooms, Kitchen. New wood-like tiles and laminate floors throughout the house, ceiling crown molding, and fresh interior paint. Finished hardwood stairs. new fixtures/fans, window blinds, new stainless appliances, newer HVAC, water heater. Inside laundry room with washer and dryer. Private backyard with trees only! Close proximity to the Super Walmart, the newly redeveloped Oakwood Commons shopping center, several restaurants and the Alachua County Farmer’s market. Bike to the YMCA! You’re only minutes away from UF Health and VA hospitals and the University of Florida and Santa Fe Community College.

12. 2026-02-28
    price $129,900 716-char remark

    Show marketing remark (716 chars)

    Renovated 2BR/1.5BA 930 sf two-story condo located on a cul-de-sac in NW Gainesville. Updated Bathrooms, Kitchen. New wood-like tiles and laminate floors throughout the house, ceiling crown molding, and fresh interior paint. Finished hardwood stairs. new fixtures/fans, window blinds, new stainless appliances, newer HVAC, water heater. Inside laundry room with washer and dryer. Private backyard with trees only! Close proximity to the Super Walmart, the newly redeveloped Oakwood Commons shopping center, several restaurants and the Alachua County Farmer’s market. Bike to the YMCA! You’re only minutes away from UF Health and VA hospitals and the University of Florida and Santa Fe Community College.

13. 2026-01-21
    price $134,900 716-char remark

    Show marketing remark (716 chars)

    Renovated 2BR/1.5BA 930 sf two-story condo located on a cul-de-sac in NW Gainesville. Updated Bathrooms, Kitchen. New wood-like tiles and laminate floors throughout the house, ceiling crown molding, and fresh interior paint. Finished hardwood stairs. new fixtures/fans, window blinds, new stainless appliances, newer HVAC, water heater. Inside laundry room with washer and dryer. Private backyard with trees only! Close proximity to the Super Walmart, the newly redeveloped Oakwood Commons shopping center, several restaurants and the Alachua County Farmer’s market. Bike to the YMCA! You’re only minutes away from UF Health and VA hospitals and the University of Florida and Santa Fe Community College.

14. 2025-10-30
    listed $139,900 Active 716-char remark

    Show marketing remark (716 chars)

    Renovated 2BR/1.5BA 930 sf two-story condo located on a cul-de-sac in NW Gainesville. Updated Bathrooms, Kitchen. New wood-like tiles and laminate floors throughout the house, ceiling crown molding, and fresh interior paint. Finished hardwood stairs. new fixtures/fans, window blinds, new stainless appliances, newer HVAC, water heater. Inside laundry room with washer and dryer. Private backyard with trees only! Close proximity to the Super Walmart, the newly redeveloped Oakwood Commons shopping center, several restaurants and the Alachua County Farmer’s market. Bike to the YMCA! You’re only minutes away from UF Health and VA hospitals and the University of Florida and Santa Fe Community College.

15. 2024-01-03
    status Pending
16. 2024-01-03
    historical
17. 2023-11-22
    price $133,000
18. 2023-11-06
    price $134,900
19. 2023-10-02
    price $139,900
20. 2023-09-21
    listed $149,900 Active
21. 2019-05-17
    soldstatus $45,500
22. 2019-02-07
    listed $49,900
23. 2006-07-14
    soldstatus $64,000
24. 2006-07-12
    soldstatus $64,000
25. 2006-06-05
    listed $68,000
26. 2005-03-16
    soldstatus $40,000
27. 2005-03-11
    soldstatus $40,000
28. 2005-01-19
    listed $45,900
29. 2002-06-14
    soldstatus $25,500
30. 2002-05-21
    soldstatus $25,500
31. 2001-12-20
    listed $29,900
32. 1981-09-01
    soldstatus $31,500

ⓘ 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: $1,447 · $121/mo
• Projected year-2 tax: $1,447 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,580
• − Mortgage interest: −$6,996
• − Property taxes: −$1,447
• − Insurance: −$624
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,633
• Taxable income: $2,066
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,461/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
• City population: 188,348
• Population (ZIP): 15,457

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 0.58)
• Race & ethnicity: White 60% Black 20% Hispanic / Latino 11% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 3%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 2% Other Indo-European 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: ▼ -149.00%
• Current HPI: 247.4137
• Rent YoY: —
• Metro: —
• 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

+306.0% since first listed

22 events — show timeline

• 2026-04-13 Price Changed $127,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-11-22 Price Changed $133,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-06 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-02 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-21 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-17 Sold (MLS) $45,500 Stellar MLS as Distributed by MLS Grid
• 2019-02-07 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-14 Sold (Public Records) $64,000 Public Records
• 2006-07-12 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-05 Listed $68,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-16 Sold (Public Records) $40,000 Public Records
• 2005-03-11 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-19 Listed $45,900 Stellar MLS as Distributed by MLS Grid
• 2002-06-14 Sold (Public Records) $25,500 Public Records
• 2002-05-21 Sold (MLS) $25,500 Stellar MLS as Distributed by MLS Grid
• 2001-12-20 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 1981-09-01 Sold (Public Records) $31,500 Public Records

Property tax history

+23.4%/yr

Latest (2025): $1,447 · +5.7% YoY. Source: county tax records.