24055 NW 176th Ave · High Springs, FL 32643

$279,900

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 124 Days on market

Built 2005 0.25 ac lot

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will have a brand new roof installed prior to closing giving you no worries for many years and a lower homeowner's insurance price also! Welcome home to this charming 3 bedroom, 2 bath property in High Springs, perfectly positioned for enjoying the natural beauty and outdoor recreation that North Central Florida is known for. With easy access to the area’s renowned springs and rivers, adventure and relaxation are always close to home. You’ll also love being just minutes from the quaint downtown district of High Springs, filled with local, family-owned shops and restaurants, while still enjoying convenient access to Newberry and Interstate 75 for commuting. This quality-built home features durable Hardie board siding, gutters, and thoughtful finishes throughout. Step inside to find tray ceilings, solid wood cabinetry, and a functional layout designed for everyday living. The home also offers a separate utility room for added convenience. Outdoor living shines with a fully privacy-fenced backyard and a screened-in back porch—perfect for morning coffee, evening gatherings, or simply enjoying the peaceful surroundings. A one-car garage includes additional storage and workshop space, providing flexibility for hobbies or extra organization. This property blends comfort, craftsmanship, and location, making it a wonderful place to call home!

Key facts

• One car garage
• Additional storage
• 0.25 acre lot

Tags

• DURABLE HARDIE BOARD SIDING
• SEPARATE UTILITY ROOM
• FULLY PRIVACY FENCED BACKYARD
• SCREENED IN BACK PORCH
• ONE CAR GARAGE
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $5 ($61/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (15.4% below list).
• Recommended offer: $237k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in High Springs — 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 (#506 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: High Springs Community School (math 68% / reading 60%, grade B, #552 of 2,144 statewide, top 26%, 974 students, 45% FRL); Santa Fe High School (math 35% / reading 56%, grade D-, #223 of 667 statewide, top 34%, 1,154 students, 47% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 190 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 34% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 124 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $230k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,826 (15.4% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.85% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.8

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-45,041
• Equity at exit: $41,734

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-38,833
• Equity at exit: $24,201

Cash invested: $78,372 (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 32643

• Home prices YoY: -5.5%
• Active inventory: 190
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,368 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$281 /mo · $3,377/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $5

Break-even live

Break-even rent $2,362

Max offer price $279,900

Occupancy floor 95%

Sensitivity live

Price	-10% $163	-5% $84	+0% $5	+5% $-74	+10% $-153
Rent	-10% $-182	-5% $-89	+0% $5	+5% $99	+10% $192
Rate	-1.0pp $146	-0.5pp $76	base $5	+0.5pp $-67	+1.0pp $-141

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17451 Southside Ct High Springs, FL	2.0	1.0	1132	$1,800	$1.59	23d	1	0.18mi
18160 High Springs Main St Unit 1359107P High Springs, FL	2.0	1.0	990	$2,646	$2.67	23d	1	0.28mi
25042 W US Highway 27 High Springs, FL	3.0	1.0	864	$1,500	$1.74	23d	1	1.37mi

Listing history 24 events

1. 2026-06-21
   days on market $279,900 Active 124 DOM
2. 2026-06-18
   days on market $279,900 Active 121 DOM
3. 2026-06-17
   days on market $279,900 Active 120 DOM
4. 2026-06-16
   days on market $279,900 Active 119 DOM
5. 2026-06-15
   days on market $279,900 Active 118 DOM
6. 2026-06-14
   days on market $279,900 Active 116 DOM
7. 2026-06-13
   days on market $279,900 Active 115 DOM
8. 2026-06-10
   days on market $279,900 Active 113 DOM
9. 2026-06-09
   days on market $279,900 Active 112 DOM
10. 2026-06-08
    days on market $279,900 Active 111 DOM
11. 2026-06-07
    days on market $279,900 Active 110 DOM
12. 2026-06-05
    days on market $279,900 Active 107 DOM
13. 2026-06-03
    days on market $279,900 Active 106 DOM
14. 2026-06-02
    days on market $279,900 Active 105 DOM
15. 2026-06-01
    days on market $279,900 Active 104 DOM
16. 2026-05-31
    days on market $279,900 Active 103 DOM
17. 2026-05-30
    days on market $279,900 Active 102 DOM
18. 2026-02-17
    listed $279,900 Active 1380-char remark

    Show marketing remark (1380 chars)

    Seller will have a brand new roof installed prior to closing giving you no worries for many years and a lower homeowner's insurance price also! Welcome home to this charming 3 bedroom, 2 bath property in High Springs, perfectly positioned for enjoying the natural beauty and outdoor recreation that North Central Florida is known for. With easy access to the area’s renowned springs and rivers, adventure and relaxation are always close to home. You’ll also love being just minutes from the quaint downtown district of High Springs, filled with local, family-owned shops and restaurants, while still enjoying convenient access to Newberry and Interstate 75 for commuting. This quality-built home features durable Hardie board siding, gutters, and thoughtful finishes throughout. Step inside to find tray ceilings, solid wood cabinetry, and a functional layout designed for everyday living. The home also offers a separate utility room for added convenience. Outdoor living shines with a fully privacy-fenced backyard and a screened-in back porch—perfect for morning coffee, evening gatherings, or simply enjoying the peaceful surroundings. A one-car garage includes additional storage and workshop space, providing flexibility for hobbies or extra organization. This property blends comfort, craftsmanship, and location, making it a wonderful place to call home!

19. 2022-02-08
    soldstatus $230,000 Closed 766-char remark

    Show marketing remark (766 chars)

    Great location in the quaint town of High Springs, this 3 bedroom, 2 full bath home is ready to move right in! Quality built with tray ceilings, marble window sills, pocket doors, solid wood cabinets and more! The bedroom closets and the utility room have custom wood shelves for great storage space plus the garage has a built-in work table for your home projects or hobbies! The master bedroom is roomy and has a walk-in closet that you will appreciate - plus the master bathroom has a step-in shower and pocket door allowing for extra space. The sliding doors open from the great room onto the 10' x 30' screened room out back for extra space and a great place to sit and enjoy the outside anytime of day! Call today to make an appointment to see this great home!

20. 2022-02-08
    soldstatus $230,000

    Show marketing remark (766 chars)

    Great location in the quaint town of High Springs, this 3 bedroom, 2 full bath home is ready to move right in! Quality built with tray ceilings, marble window sills, pocket doors, solid wood cabinets and more! The bedroom closets and the utility room have custom wood shelves for great storage space plus the garage has a built-in work table for your home projects or hobbies! The master bedroom is roomy and has a walk-in closet that you will appreciate - plus the master bathroom has a step-in shower and pocket door allowing for extra space. The sliding doors open from the great room onto the 10' x 30' screened room out back for extra space and a great place to sit and enjoy the outside anytime of day! Call today to make an appointment to see this great home!

21. 2022-01-03
    status Pending 766-char remark

    Show marketing remark (766 chars)

    Great location in the quaint town of High Springs, this 3 bedroom, 2 full bath home is ready to move right in! Quality built with tray ceilings, marble window sills, pocket doors, solid wood cabinets and more! The bedroom closets and the utility room have custom wood shelves for great storage space plus the garage has a built-in work table for your home projects or hobbies! The master bedroom is roomy and has a walk-in closet that you will appreciate - plus the master bathroom has a step-in shower and pocket door allowing for extra space. The sliding doors open from the great room onto the 10' x 30' screened room out back for extra space and a great place to sit and enjoy the outside anytime of day! Call today to make an appointment to see this great home!

22. 2021-12-29
    listed $228,000 Active 766-char remark

    Show marketing remark (766 chars)

    Great location in the quaint town of High Springs, this 3 bedroom, 2 full bath home is ready to move right in! Quality built with tray ceilings, marble window sills, pocket doors, solid wood cabinets and more! The bedroom closets and the utility room have custom wood shelves for great storage space plus the garage has a built-in work table for your home projects or hobbies! The master bedroom is roomy and has a walk-in closet that you will appreciate - plus the master bathroom has a step-in shower and pocket door allowing for extra space. The sliding doors open from the great room onto the 10' x 30' screened room out back for extra space and a great place to sit and enjoy the outside anytime of day! Call today to make an appointment to see this great home!

23. 2004-03-29
    soldstatus $10,500
24. 1983-08-01
    soldstatus $2,500

ⓘ 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: $3,377 · $281/mo
• Projected year-2 tax: $3,377 · $281/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,419
• − Mortgage interest: −$15,679
• − Property taxes: −$3,377
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$8,143
• Taxable loss: −$4,726
• Est. tax savings @ 24.0%: +$1,134
• After-tax cash flow: $1,195/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 — High Springs

• Score: 68/100
• State rank: #506
• US rank: #9346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Springs, FL
• County: Alachua County · 218,005 people
• City population: 11,953
• Metro: Gainesville, FL
• Population (ZIP): 11,953
• Household income: $83,386
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 150.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Cuban 1%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -18.02%
• Current HPI: 308.0178
• Rent YoY: —
• 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

+11096.0% since first listed

7 events — show timeline

• 2026-02-17 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-08 Sold (Public Records) $230,000 Public Records
• 2022-02-08 Sold (MLS) $230,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-29 Listed $228,000 Stellar MLS as Distributed by MLS Grid
• 2004-03-29 Sold (Public Records) $10,500 Public Records
• 1983-08-01 Sold (Public Records) $2,500 Public Records

Property tax history

+14.1%/yr

Latest (2025): $3,377 · -2.7% YoY. Source: county tax records.