8684 NW 41st Ter · Gainesville, FL 32653

$130,000

2 bd · 2.0 ba · 878 sqft · Manufactured public records · 82 Days on market

Built 1983 4,792 sqft lot $42/mo HOA · 3% of rent

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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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This wonderful home located in the quiet Turkey Creek Forest has beautiful laminate flooring with a large bay window across the front. Large open kitchen that leads into the dinning area. Down the hall you will find a bedroom and a bathroom then at the end of hall you will find the master bedroom with a large bathroom and closet. Off of the master bedroom there is access to the utility room and large screened porch. The home has a one car carport and has been very well taken care of. Move in ready.

Key facts

• Shuffleboard courts
• Utility room
• Tennis courts

Tags

• HEATED POOL
• TENNIS COURTS
• SHUFFLEBOARD COURTS
• WALKING TRAILS
• SCREENED PORCH
• UTILITY ROOM

Property features AI

Finance

• Other: Total lot about 0.11 acre; Living area reported as 878 sq ft (public records); Building area reported as 1,310 sq ft (public records); Property type: Residential
• Financial info: Lease restrictions apply
• HOA & community: Turkey Creek HOA (annual fee $511; monthly equivalent $42.58); Association fee required; Senior community; Pets allowed; Development: Turkey Creek Forest

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story (one level); East-facing entry
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Paved road access; Screened patio/porch; Private mailbox; Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Screened patio/porch; Private mailbox; Storage
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% 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: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $49k; list at $130k implies a 165% 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 6.8

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $7,003
• Equity at exit: $19,383

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $42,180
• Equity at exit: $11,240

Cash invested: $36,400 (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 32653

• Active inventory: 129
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$54
• HOA: −$42
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $441

Break-even live

Break-even rent $1,042

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8479 NW 38th Dr Gainesville, FL	2.0	2.0	1056	$1,600	$1.52	21d	1	0.31mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 17 events

1. 2026-06-05
   remarks 658-char remark
2. 2026-06-05
   statusdays on market $130,000 Pending 82 DOM
3. 2026-06-03
   days on market $130,000 Active 81 DOM
4. 2026-06-02
   days on market $130,000 Active 80 DOM
5. 2026-06-01
   days on market $130,000 Active 79 DOM
6. 2026-05-31
   days on market $130,000 Active 78 DOM
7. 2026-05-30
   days on market $130,000 Active 77 DOM
8. 2026-05-19
   status Active
9. 2026-03-23
   status Pending
10. 2026-01-16
    listed $130,000 Active
11. 2012-04-12
    soldstatus $49,000
12. 2012-04-06
    soldstatus $49,000 503-char remark

    Show marketing remark (503 chars)

    This wonderful home located in the quiet Turkey Creek Forest has beautiful laminate flooring with a large bay window across the front. Large open kitchen that leads into the dinning area. Down the hall you will find a bedroom and a bathroom then at the end of hall you will find the master bedroom with a large bathroom and closet. Off of the master bedroom there is access to the utility room and large screened porch. The home has a one car carport and has been very well taken care of. Move in ready.

13. 2012-03-22
    listed $55,000 503-char remark

    Show marketing remark (503 chars)

    This wonderful home located in the quiet Turkey Creek Forest has beautiful laminate flooring with a large bay window across the front. Large open kitchen that leads into the dinning area. Down the hall you will find a bedroom and a bathroom then at the end of hall you will find the master bedroom with a large bathroom and closet. Off of the master bedroom there is access to the utility room and large screened porch. The home has a one car carport and has been very well taken care of. Move in ready.

14. 2004-01-07
    soldstatus $81,000
15. 1998-06-24
    soldstatus $38,900
16. 1996-05-21
    soldstatus $38,500
17. 1983-12-01
    soldstatus $10,500

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$538/yr (+$45/mo · 99.6%)

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

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 ≥107°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: $19,200
• − Mortgage interest: −$7,282
• − Property taxes: −$541
• − Insurance: −$650
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$504
• − Depreciation: −$3,782
• Taxable income: $3,370
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $4,484/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

• Census place: Gainesville, FL
• City population: 188,348
• Population (ZIP): 15,457

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 60% Black 20% Hispanic / Latino 11% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 3%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 2% Other Indo-European 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: ▼ -149.00%
• Current HPI: 247.4137
• 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

+1138.1% since first listed

10 events — show timeline

• 2026-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-12 Sold (Public Records) $49,000 Public Records
• 2012-04-06 Sold (MLS) $49,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-22 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2004-01-07 Sold (Public Records) $81,000 Public Records
• 1998-06-24 Sold (Public Records) $38,900 Public Records
• 1996-05-21 Sold (Public Records) $38,500 Public Records
• 1983-12-01 Sold (Public Records) $10,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $541 · +6.5% YoY. Source: county tax records.