4872 NW 42nd Dr #105 · Gainesville, FL 32606

$144,900

1 bd · 1.5 ba · 1,002 sqft · Condo · 237 Days on market

Built 2003 $196/mo HOA · 12% of rent ↓ 2% since listing

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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 +15.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Carlisle Model-Luxury Town home. Amenities also include Gym, pool, theatre room, business center. Association provides cable TV with 120+ channels including 20 movie channels, high-speed internet and monitored security system. Ask for details on our NEW YEAR SPECIAL OFFER: Get $8,000 to apply toward upgrades, closing costs, etc. for a limited time. 5+ Units.

Key facts

• Fitness center
• Swimming pool
• Large living room

Tags

• SCREENED IN PATIO
• LARGE LIVING ROOM
• WALK IN CLOSET
• FITNESS CENTER
• SWIMMING POOL

Property features AI

Finance

• Other: No lease restrictions noted
• Financial info: Total monthly fees: $196; Total annual fees: $2,352
• HOA & community: Monthly HOA fee of $196 (includes structure and grounds maintenance, pool, trash); Association name: Teressa Bush; Pets allowed: cats and dogs; Community amenities: clubhouse, fitness center, playground, pool, sidewalks, tennis courts; Development: Magnolia Place

Exterior

• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Condominium; Two-story building; Faces north; Entry on first floor (floor number 1)
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as part of building number 4872
• Exterior features: Sidewalks; Exterior lighting

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Sliding doors; Storage; Lighting
• Laundry & utility: Washer and dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $68 ($817/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% 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.
• Market conditions: Rents rising (+3.4%/yr); 143 active listings in the ZIP; solid renter incomes; 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 237 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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. 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?
7. 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?
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: 1.11% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,319
• Equity at exit: $21,605

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-6,968
• Equity at exit: $12,528

Cash invested: $40,572 (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 32606

• Rents YoY: 3.4%
• Active inventory: 143
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$196
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $68

Break-even live

Break-even rent $1,516

Max offer price $144,900

Occupancy floor 91%

Sensitivity live

Price	-10% $168	-5% $118	+0% $68	+5% $18	+10% $-32
Rent	-10% $-58	-5% $5	+0% $68	+5% $131	+10% $195
Rate	-1.0pp $141	-0.5pp $105	base $68	+0.5pp $31	+1.0pp $-8

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $196 · $2,352/yr
• Likely covers: internetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-08
   status Pending
2. 2026-04-30
   price $144,900
3. 2026-03-13
   status Active
4. 2026-03-12
   historical
5. 2026-02-26
   price $146,500
6. 2025-12-04
   price $149,000
7. 2025-09-12
   listed $155,000 Active
8. 2021-07-14
   historical
9. 2021-06-16
   listed $147,000
10. 2006-08-09
    soldstatus $147,550 360-char remark

    Show marketing remark (360 chars)

    Carlisle Model-Luxury Town home. Amenities also include Gym, pool, theatre room, business center. Association provides cable TV with 120+ channels including 20 movie channels, high-speed internet and monitored security system. Ask for details on our NEW YEAR SPECIAL OFFER: Get $8,000 to apply toward upgrades, closing costs, etc. for a limited time. 5+ Units.

11. 2006-01-04
    listed $147,550 360-char remark

    Show marketing remark (360 chars)

    Carlisle Model-Luxury Town home. Amenities also include Gym, pool, theatre room, business center. Association provides cable TV with 120+ channels including 20 movie channels, high-speed internet and monitored security system. Ask for details on our NEW YEAR SPECIAL OFFER: Get $8,000 to apply toward upgrades, closing costs, etc. for a limited time. 5+ Units.

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

Taxation est. · year 1

• Rental income: $19,222
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − HOA: −$2,352
• − Depreciation: −$4,215
• Taxable loss: −$1,435
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,161/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

• County: Alachua County · 218,005 people
• City population: 188,348
• Metro: Gainesville, FL
• Population (ZIP): 23,022
• Household income: $87,953
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 1498.0

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 0.58)
• Race & ethnicity: White 62% Black 15% Hispanic / Latino 9% Asian 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 6% Other Indo-European 2% Chinese 2%

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: ▼ -166.59%
• Current HPI: 254.311
• Rent YoY: ▲ 3.42%
• 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

-1.8% since first listed

11 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $146,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-06-16 Listed $147,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-09 Sold (MLS) $147,550 Stellar MLS as Distributed by MLS Grid
• 2006-01-04 Listed $147,550 Stellar MLS as Distributed by MLS Grid