5225 SW 177th St · Newberry, FL 32618

$199,000

3 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 6 Days on market

Built 2003 5.10 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. Escape the city and bring your vision to life on this expansive 5.1-acre hideaway just outside Newberry and Gainesville! This large double-wide home offers a premier fixer-upper opportunity for those looking to build sweat equity in a tranquil, rural setting. As you drive along the scenic road to the long driveway where friendly deer often roam, you will immediately see the potential of this fully fenced property. While the septic system requires repair, the heavy lifting on water infrastructure has already been addressed. Inside, the home features a spacious 3-bed, 2.5-bath split floor plan, including an open living room that flows into a formal dini

Key facts

• Open living room
• Formal dining area
• 5.1 acre lot

Tags

• EXPANSIVE 5.1-ACRE HIDEAWAY
• FULLY FENCED PROPERTY
• WATER INFRASTRUCTURE ADDRESSED
• OPEN LIVING ROOM
• FORMAL DINING AREA
• FULLY EQUIPPED KITCHEN

Property features AI

Finance

• Other: Zoned for horses; Paved road access; Property on about 5.1 acres (wooded with oak trees and landscaping)
• HOA & community: Not in a development; No HOA association

Exterior

• Parking: Has carport (1 space)
• Utilities: Well water; Septic needed; Electricity connected
• Home design: Manufactured home (double wide); One level; Faces west; Homesteaded
• Construction: Metal siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Storage; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Living area approximately 2240 square feet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.5% 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.
• 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: Archer Elementary (math 61% / reading 60%, grade B-, #664 of 2,144 statewide, top 32%, 457 students, 58% FRL); Newberry High School (math 35% / reading 54%, grade F, #237 of 667 statewide, top 36%, 728 students, 50% FRL).
• Market conditions: 135 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (0.6% local appreciation)).
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $199k implies a 1227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.42×
• Total profit: $23,556
• Equity at exit: $63,820

10-year hold

• IRR: 12.9%
• Equity multiple: 2.50×
• Total profit: $83,589
• Equity at exit: $81,716

Cash invested: $55,720 (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 32618

• Home prices YoY: 0.2%
• Active inventory: 135
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $373

Break-even live

Break-even rent $1,580

Max offer price $199,000

Occupancy floor 77%

Sensitivity live

Price	-10% $486	-5% $429	+0% $373	+5% $317	+10% $260
Rent	-10% $211	-5% $292	+0% $373	+5% $454	+10% $535
Rate	-1.0pp $473	-0.5pp $424	base $373	+0.5pp $321	+1.0pp $269

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $199,000 Active
3. 1979-08-01
   soldstatus $15,000

ⓘ 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: $1,462 · $122/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$190/yr (+$16/mo · 13.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $24,626
• − Mortgage interest: −$11,147
• − Property taxes: −$1,462
• − Insurance: −$995
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$5,789
• Taxable income: $1,293
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $4,164/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 — 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

• City population: 17,704
• Population (ZIP): 7,340

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 (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 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: ▲ 0.60%
• Current HPI: 321.3332
• 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

+1226.7% since first listed

3 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 1979-08-01 Sold (Public Records) $15,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,462 · +1.6% YoY. Source: county tax records.