7922 SW County Road 346 · Archer, FL 32618

$128,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 180 Days on market

Built 1978 Poor condition 7.08 ac lot ↓ 33% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Enjoy country living less than 10 miles from Gainesville, Archer, and Williston. Whether you’re seeking a secluded homestead, agricultural land, or a timber investment, this collection offers excellent potential. Conveniently located on SW County Road 346 (paved), this property blends rural charm with easy access to schools, shopping, and major transportation routes. Bring your vision—whether for peaceful living, investment, or recreation—this is a rare opportunity to own a flexible, ready-to-use slice of Florida. Also available with a bundle of parcels, see MLS# GC535024

Key facts

• Easy access
• Secluded homestead
• Agricultural land

Tags

• SECLUDED HOMESTEAD
• AGRICULTURAL LAND
• TIMBER INVESTMENT
• RURAL CHARM
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $128k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#676 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, health & safety D, amenities 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: 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 $2k of equity ($885 loan paydown + $767 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $62k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.35% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 6.2

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: 17.2%
• Equity multiple: 1.86×
• Total profit: $30,744
• Equity at exit: $41,050

10-year hold

• IRR: 20.9%
• Equity multiple: 3.44×
• Total profit: $87,578
• Equity at exit: $52,561

Cash invested: $35,840 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $484

Break-even live

Break-even rent $1,120

Max offer price $128,000

Occupancy floor 67%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   status $128,000 Pending 180 DOM
2. 2026-06-08
   days on market $128,000 Active 180 DOM
3. 2026-06-07
   days on market $128,000 Active 179 DOM
4. 2026-06-05
   days on market $128,000 Active 176 DOM
5. 2026-06-03
   days on market $128,000 Active 175 DOM
6. 2026-06-02
   days on market $128,000 Active 174 DOM
7. 2026-06-01
   days on market $128,000 Active 173 DOM
8. 2026-05-31
   days on market $128,000 Active 172 DOM
9. 2026-05-30
   days on market $128,000 Active 171 DOM
10. 2026-05-12
    status Active 596-char remark

    Show marketing remark (596 chars)

    Enjoy country living less than 10 miles from Gainesville, Archer, and Williston. Whether you’re seeking a secluded homestead, agricultural land, or a timber investment, this collection offers excellent potential. Conveniently located on SW County Road 346 (paved), this property blends rural charm with easy access to schools, shopping, and major transportation routes. Bring your vision—whether for peaceful living, investment, or recreation—this is a rare opportunity to own a flexible, ready-to-use slice of Florida. Also available with a bundle of parcels, see MLS# GC535024

11. 2026-04-23
    status Pending 596-char remark

    Show marketing remark (596 chars)

    Enjoy country living less than 10 miles from Gainesville, Archer, and Williston. Whether you’re seeking a secluded homestead, agricultural land, or a timber investment, this collection offers excellent potential. Conveniently located on SW County Road 346 (paved), this property blends rural charm with easy access to schools, shopping, and major transportation routes. Bring your vision—whether for peaceful living, investment, or recreation—this is a rare opportunity to own a flexible, ready-to-use slice of Florida. Also available with a bundle of parcels, see MLS# GC535024

12. 2026-04-15
    price $128,000 596-char remark

    Show marketing remark (596 chars)

    Enjoy country living less than 10 miles from Gainesville, Archer, and Williston. Whether you’re seeking a secluded homestead, agricultural land, or a timber investment, this collection offers excellent potential. Conveniently located on SW County Road 346 (paved), this property blends rural charm with easy access to schools, shopping, and major transportation routes. Bring your vision—whether for peaceful living, investment, or recreation—this is a rare opportunity to own a flexible, ready-to-use slice of Florida. Also available with a bundle of parcels, see MLS# GC535024

13. 2026-02-15
    price $155,000 596-char remark

    Show marketing remark (596 chars)

    Enjoy country living less than 10 miles from Gainesville, Archer, and Williston. Whether you’re seeking a secluded homestead, agricultural land, or a timber investment, this collection offers excellent potential. Conveniently located on SW County Road 346 (paved), this property blends rural charm with easy access to schools, shopping, and major transportation routes. Bring your vision—whether for peaceful living, investment, or recreation—this is a rare opportunity to own a flexible, ready-to-use slice of Florida. Also available with a bundle of parcels, see MLS# GC535024

14. 2025-11-20
    listed $190,000 Active 596-char remark

    Show marketing remark (596 chars)

    Enjoy country living less than 10 miles from Gainesville, Archer, and Williston. Whether you’re seeking a secluded homestead, agricultural land, or a timber investment, this collection offers excellent potential. Conveniently located on SW County Road 346 (paved), this property blends rural charm with easy access to schools, shopping, and major transportation routes. Bring your vision—whether for peaceful living, investment, or recreation—this is a rare opportunity to own a flexible, ready-to-use slice of Florida. Also available with a bundle of parcels, see MLS# GC535024

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $20,785
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$3,724
• Taxable income: $4,006
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $4,844/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property is in poor condition with extensive repairs and maintenance needed, including landscaping and structural repairs. It presents an opportunity for significant value addition through improvements.

Repairs flagged

• Major landscaping — Overgrown vegetation and lack of landscaping
• Major foundation/structure — No foundation/structure visible

Value-add opportunities

• Both landscaping and curb appeal — Enhances property's visual appeal and could attract more buyers or renters
• Both foundation/structure repair — Improves property's structural integrity and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Overgrown vegetation and lack of landscaping	Major	$15,000–50,000
foundation/structure · No foundation/structure visible	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and curb appeal — Enhances property's visual appeal and could attract more buyers or renters ↑
• Both foundation/structure repair — Improves property's structural integrity and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Archer

• Score: 64/100
• State rank: #676
• US rank: #13964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,340
• 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

-32.6% since first listed

5 events — show timeline

• 2026-05-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $128,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Listed $190,000 Stellar MLS as Distributed by MLS Grid