6400 NW 106th Pl #20 · Alachua, FL 32615

$149,900

2 bd · 2.0 ba · 968 sqft · Condo public records · 131 Days on market

Built 1985 $324/mo HOA · 19% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert. leased through march 2027, This 2/2 unit is immaculate! Ceramic tile and engineered hardwood/laminate in living areas. No Carpet in the unit. Newer Refrigerator. Pantry in the kitchen as well as the laundry closet with WASHER AND DRYER included. The Turkey Creek Community features the golf course, restaurant, tennis courts, playground and a community pool. 5+ Units. Fires are not allowed in fireplace. Fireplace is only for decorative purpose, chimney has been capped.

Key facts

• $324 HOA
• Community pool
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-57 ($-685/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#188 in FL, #2,996 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute 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.
• Zoned schools: W. W. Irby Elementary School (379 students, 66% FRL); A. L. Mebane Middle School (math 36% / reading 40%, grade F, #388 of 571 statewide, top 69%, 332 students, 61% FRL); Santa Fe High School (math 35% / reading 56%, grade D-, #223 of 667 statewide, top 34%, 1,154 students, 47% FRL).
• Market conditions: 402 active listings in the ZIP; 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 $1k 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.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $150k implies a 114% gain — meaningful room to come down on a strong offer.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 7.4

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-27,680
• Equity at exit: $22,351

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-27,778
• Equity at exit: $12,961

Cash invested: $41,972 (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 32615

• Home prices YoY: -21.6%
• Active inventory: 402
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$226 /mo · $2,712/yr
• Insurance: −$62
• HOA: −$324
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-57

Break-even live

Break-even rent $1,770

Max offer price $139,810

Occupancy floor 98%

Sensitivity live

Price	-10% $28	-5% $-15	+0% $-57	+5% $-100	+10% $-142
Rent	-10% $-191	-5% $-124	+0% $-57	+5% $10	+10% $77
Rate	-1.0pp $18	-0.5pp $-19	base $-57	+0.5pp $-96	+1.0pp $-135

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $324 · $3,888/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $149,900 Active 131 DOM
2. 2026-06-18
   days on market $149,900 Active 128 DOM
3. 2026-06-17
   days on market $149,900 Active 127 DOM
4. 2026-06-16
   days on market $149,900 Active 126 DOM
5. 2026-06-15
   days on market $149,900 Active 125 DOM
6. 2026-06-14
   days on market $149,900 Active 123 DOM
7. 2026-06-13
   days on market $149,900 Active 122 DOM
8. 2026-06-10
   days on market $149,900 Active 120 DOM
9. 2026-06-09
   days on market $149,900 Active 119 DOM
10. 2026-06-08
    days on market $149,900 Active 118 DOM
11. 2026-06-07
    days on market $149,900 Active 117 DOM
12. 2026-06-05
    days on market $149,900 Active 114 DOM
13. 2026-06-03
    days on market $149,900 Active 113 DOM
14. 2026-06-02
    days on market $149,900 Active 112 DOM
15. 2026-06-01
    days on market $149,900 Active 111 DOM
16. 2026-05-31
    days on market $149,900 Active 110 DOM
17. 2026-05-30
    days on market $149,900 Active 109 DOM
18. 2026-04-03
    price $149,900 488-char remark

    Show marketing remark (488 chars)

    Investor Alert. leased through march 2027, This 2/2 unit is immaculate! Ceramic tile and engineered hardwood/laminate in living areas. No Carpet in the unit. Newer Refrigerator. Pantry in the kitchen as well as the laundry closet with WASHER AND DRYER included. The Turkey Creek Community features the golf course, restaurant, tennis courts, playground and a community pool. 5+ Units. Fires are not allowed in fireplace. Fireplace is only for decorative purpose, chimney has been capped.

19. 2026-03-10
    historical $1,495

    Show marketing remark (488 chars)

    Investor Alert. leased through march 2027, This 2/2 unit is immaculate! Ceramic tile and engineered hardwood/laminate in living areas. No Carpet in the unit. Newer Refrigerator. Pantry in the kitchen as well as the laundry closet with WASHER AND DRYER included. The Turkey Creek Community features the golf course, restaurant, tennis courts, playground and a community pool. 5+ Units. Fires are not allowed in fireplace. Fireplace is only for decorative purpose, chimney has been capped.

20. 2026-03-10
    price $157,900 488-char remark

    Show marketing remark (488 chars)

    Investor Alert. leased through march 2027, This 2/2 unit is immaculate! Ceramic tile and engineered hardwood/laminate in living areas. No Carpet in the unit. Newer Refrigerator. Pantry in the kitchen as well as the laundry closet with WASHER AND DRYER included. The Turkey Creek Community features the golf course, restaurant, tennis courts, playground and a community pool. 5+ Units. Fires are not allowed in fireplace. Fireplace is only for decorative purpose, chimney has been capped.

21. 2026-02-10
    listed $164,900 Active 488-char remark

    Show marketing remark (488 chars)

    Investor Alert. leased through march 2027, This 2/2 unit is immaculate! Ceramic tile and engineered hardwood/laminate in living areas. No Carpet in the unit. Newer Refrigerator. Pantry in the kitchen as well as the laundry closet with WASHER AND DRYER included. The Turkey Creek Community features the golf course, restaurant, tennis courts, playground and a community pool. 5+ Units. Fires are not allowed in fireplace. Fireplace is only for decorative purpose, chimney has been capped.

22. 2026-01-08
    listed $1,495
23. 2025-12-30
    historical
24. 2025-11-05
    price $164,900
25. 2025-09-08
    price $174,900
26. 2025-08-23
    price $179,900
27. 2025-07-20
    listed $184,900 Active
28. 2025-05-20
    historical $1,495
29. 2025-04-21
    listed $1,495
30. 2023-11-09
    historical $1,495
31. 2023-09-30
    listed $1,495
32. 2018-05-24
    soldstatus $70,000
33. 2018-05-22
    soldstatus $70,000
34. 2017-05-15
    listed $72,900

ⓘ 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: $2,712 · $226/mo
• Projected year-2 tax: $2,712 · $226/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: $20,376
• − Mortgage interest: −$8,397
• − Property taxes: −$2,712
• − Insurance: −$750
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$3,888
• − Depreciation: −$4,361
• Taxable loss: −$2,991
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $32/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 — Alachua

• Score: 77/100
• State rank: #188
• US rank: #2996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alachua, FL
• City population: 31,819
• Population (ZIP): 16,244

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 18% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% 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: ▼ -77.36%
• Current HPI: 280.2476
• 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

+105.6% since first listed

17 events — show timeline

• 2026-04-03 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Rental Removed $1,495 STELLARMLS
• 2026-03-10 Price Changed $157,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Listed for Rent $1,495 STELLARMLS
• 2025-12-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-23 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-20 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Rental Removed $1,495 STELLARMLS
• 2025-04-21 Listed for Rent $1,495 STELLARMLS
• 2023-11-09 Rental Removed $1,495 STELLARMLS
• 2023-09-30 Listed for Rent $1,495 STELLARMLS
• 2018-05-24 Sold (Public Records) $70,000 Public Records
• 2018-05-22 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-15 Listed $72,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $2,712 · +14.2% YoY. Source: county tax records.