3921 SW 34th St #115 · Gainesville, FL 32608

$188,900

4 bd · 4.0 ba · 1,312 sqft · SingleFamily · 46 Days on market

Built 1995 Good condition 999 sqft lot $382/mo HOA · 16% of rent

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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 +18.7/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

These 4 bed / 4 bath condos in University Terrace are perfectly located near just about everything in Gainesville. Also, an end unit. There is a bus route to just about everywhere. It is located just outside the entrance to the community. Each bedroom has its own private bathroom. The community has a nice pool as well. Living room and kitchen freshly painted. Washer and dryer included. Nice balcony.

Key facts

• Nice balcony
• Community pool
• End unit

Tags

• END UNIT
• PRIVATE BATHROOM
• COMMUNITY POOL
• WASHER AND DRYER
• NICE BALCONY

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% 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.
• Zoned schools: Idylwild Elementary School (math 30% / reading 29%, grade F, #1,896 of 2,144 statewide, top 90%, 533 students, 78% FRL); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% FRL); Eastside High School (math 29% / reading 56%, grade F, #264 of 667 statewide, top 41%, 1,220 students, 56% FRL).
• Market conditions: Rents rising (+2.9%/yr); 604 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $2,373/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 4709% 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 $1k of loan paydown is wiped out by about $6k 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 46 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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.
• Current owner paid $118k; list at $189k implies a 61% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,233 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.26% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-18,678
• Equity at exit: $28,166

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-886
• Equity at exit: $16,333

Cash invested: $52,892 (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 32608

• Rents YoY: 2.9%
• Active inventory: 604
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,373 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,834/yr
• Insurance: −$79
• HOA: −$382
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $187

Break-even live

Break-even rent $2,136

Max offer price $188,900

Occupancy floor 87%

Sensitivity live

Price	-10% $318	-5% $252	+0% $187	+5% $122	+10% $57
Rent	-10% $0	-5% $93	+0% $187	+5% $281	+10% $375
Rate	-1.0pp $282	-0.5pp $235	base $187	+0.5pp $138	+1.0pp $88

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: $47,225
• Closing costs: $5,667
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 SW 34th St Gainesville, FL	1.0–3.0	1.0–3.0	1033	$2,090	$2.02	15d	28	0.45mi
4781 SW 36th Rd Gainesville, FL	1.0–3.0	1.0–2.0	1137	$3,020	$2.66	15d	61	1.36mi

HOA detail

• Monthly dues: $382 · $4,584/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-07
   remarks 442-char remark
2. 2026-06-07
   statusdays on market $188,900 Pending 46 DOM
3. 2026-06-05
   pricedays on market $188,900 Active 44 DOM
4. 2026-06-03
   days on market $194,900 Active 43 DOM
5. 2026-06-02
   days on market $194,900 Active 42 DOM
6. 2026-06-01
   days on market $194,900 Active 41 DOM
7. 2026-05-31
   days on market $194,900 Active 40 DOM
8. 2026-05-30
   days on market $194,900 Active 39 DOM
9. 2026-04-21
   listed $194,900 Active 402-char remark

   Show marketing remark (402 chars)

   These 4 bed / 4 bath condos in University Terrace are perfectly located near just about everything in Gainesville. Also, an end unit. There is a bus route to just about everywhere. It is located just outside the entrance to the community. Each bedroom has its own private bathroom. The community has a nice pool as well. Living room and kitchen freshly painted. Washer and dryer included. Nice balcony.

10. 2024-07-29
    historical $1,900
11. 2024-06-01
    listed $1,900
12. 2017-09-15
    soldstatus $117,500 379-char remark

    Show marketing remark (379 chars)

    A super clean University Terrace unit close to bus stop and pool with lots of parking. This unit offers a secure third floor location with the balcony overlooking a quiet green space area. Most of the bedrooms are already vacant and entire condo could be vacated with short notice. Also enjoy the upscale tile floors, granite and stone counter tops in kitchen and bath. 5+ Units.

13. 2017-08-03
    listed $117,500 379-char remark

    Show marketing remark (379 chars)

    A super clean University Terrace unit close to bus stop and pool with lots of parking. This unit offers a secure third floor location with the balcony overlooking a quiet green space area. Most of the bedrooms are already vacant and entire condo could be vacated with short notice. Also enjoy the upscale tile floors, granite and stone counter tops in kitchen and bath. 5+ Units.

14. 2012-10-24
    soldstatus $55,750
15. 2012-07-14
    listed $64,900
16. 2012-03-29
    historical
17. 2012-01-05
    listed $65,000
18. 2007-01-05
    soldstatus $173,000
19. 2006-12-01
    listed $179,900
20. 2006-09-15
    historical
21. 2006-06-15
    listed $179,900

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $28,476
• − Mortgage interest: −$10,581
• − Property taxes: −$2,834
• − Insurance: −$944
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − HOA: −$4,584
• − Depreciation: −$5,495
• Taxable loss: −$519
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $2,371/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 · 13 photos

Good 75/100 Cosmetic rehab

This University Terrace condo is in good condition with no major repairs needed. It offers a good balance of curb appeal and interior aesthetics, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Updating the flooring — Replacing worn-out flooring can improve the overall look and feel of the property, making it more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the flooring — Replacing worn-out flooring can improve the overall look and feel of the property, making it more appealing to potential buyers and renters. ↑

ⓘ 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 — 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): 54,566
• Household income: $61,588
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 4709.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 16% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -150.91%
• Current HPI: 253.0629
• Rent YoY: ▲ 2.89%
• 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

+8.3% since first listed

13 events — show timeline

• 2026-04-21 Listed $194,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-29 Rental Removed $1,900 STELLARMLS
• 2024-06-01 Listed for Rent $1,900 STELLARMLS
• 2017-09-15 Sold (MLS) $117,500 Stellar MLS as Distributed by MLS Grid
• 2017-08-03 Listed $117,500 Stellar MLS as Distributed by MLS Grid
• 2012-10-24 Sold (MLS) $55,750 Stellar MLS as Distributed by MLS Grid
• 2012-07-14 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2012-03-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-01-05 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-05 Sold (MLS) $173,000 Stellar MLS as Distributed by MLS Grid
• 2006-12-01 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-06-15 Listed $179,900 Stellar MLS as Distributed by MLS Grid