925 NW 13th Ave · Gainesville, FL 32601

$5,000

2 bd · 1.0 ba · 1,091 sqft · SingleFamily public records · 7 Days on market

Built 1950

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom, 1 bath cottage on a corner lot. Parquet flooring throughout. Large fenced-in backyard. Great starter home or investment property. Brand new roof

Key facts

• Built 1950
• Listed 6 days

Property features AI

Exterior

• Home design: Residential property; 1 story
• Exterior features: Zoned R2

Interior

• Bathrooms: 1 full bathroom
• Interior features: Single-story layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).

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 fast (+5.2%/yr); 138 active listings in the ZIP; lower-income renter base — watch delinquency; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $1,393/mo this rent would consume 55% of the median local household income ($30k/yr) (locally 3429% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 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 + 5.2% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 27.85% ✓
• Cap rate: 262.03%
• Cash-on-cash: 913.34%
• DSCR: 41.64
• GRM: 0.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 51.20×
• Total profit: $70,286
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 117.04×
• Total profit: $162,463
• Equity at exit: $432

Cash invested: $1,400 (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 32601

• Home prices YoY: -27.7%
• Rents YoY: 5.2%
• Active inventory: 138
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $1,066

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

Sensitivity live

Price	-10% $1,069	-5% $1,067	+0% $1,066	+5% $1,064	+10% $1,062
Rent	-10% $956	-5% $1,011	+0% $1,066	+5% $1,121	+10% $1,176
Rate	-1.0pp $1,068	-0.5pp $1,067	base $1,066	+0.5pp $1,064	+1.0pp $1,063

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-20
   listed $5,000 Active
2. 2019-07-05
   soldstatus $149,900
3. 2019-06-28
   soldstatus $149,900 164-char remark

   Show marketing remark (164 chars)

   Charming 2 bedroom, 1 bath cottage on a corner lot. Parquet flooring throughout. Large fenced-in backyard. Great starter home or investment property. Brand new roof

4. 2019-02-05
   listed $149,500 164-char remark

   Show marketing remark (164 chars)

   Charming 2 bedroom, 1 bath cottage on a corner lot. Parquet flooring throughout. Large fenced-in backyard. Great starter home or investment property. Brand new roof

5. 2011-01-31
   historical
6. 2010-08-17
   listed $159,500
7. 2005-08-02
   soldstatus $144,000
8. 2005-07-29
   soldstatus $144,000
9. 2005-06-06
   listed $154,900
10. 1983-12-01
    soldstatus $14,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,711
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$145
• Taxable income: $13,511
• Est. tax owed @ 24.0%: −$3,243
• After-tax cash flow: $9,544/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): 23,180
• Household income: $30,352
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 3429.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 13% Two or more races 12% Black 11% Asian 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% German/W. Germanic 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: ▼ -125.81%
• Current HPI: 327.9985
• Rent YoY: ▲ 5.24%
• 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

-65.0% since first listed

10 events — show timeline

• 2026-05-20 Listed $5,000 NFMLS
• 2019-07-05 Sold (Public Records) $149,900 Public Records
• 2019-06-28 Sold (MLS) $149,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-05 Listed $149,500 Stellar MLS as Distributed by MLS Grid
• 2011-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-08-17 Listed $159,500 Stellar MLS as Distributed by MLS Grid
• 2005-08-02 Sold (Public Records) $144,000 Public Records
• 2005-07-29 Sold (MLS) $144,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-06 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 1983-12-01 Sold (Public Records) $14,300 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,579 · +7.3% YoY. Source: county tax records.