HARPER Plan · Newberry, FL 32669

$289,990

4 bd · 2.0 ba · 1,605 sqft · SingleFamily · 350 Days on market

Excellent condition ↓ 3% since listing

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Avalon Woods presents the Harper, available in Newberry, Florida. Welcome inside this stunning single-story, four bedroom and two bathroom home offering 1,665 square feet of luxurious living space. This meticulously designed residence combines modern convenience with timeless elegance and showcases quartz countertops. As you step inside, you're greeted by a foyer leading you into the heart of the home. The open-concept layout seamlessly connects the living room, dining area, and kitchen, creating a perfect space for entertaining with family and friends. With ample room for seating, it's an ideal spot for relaxation and gatherings. The kitchen is a true highlight on this home, boasting quartz countertops, stainless-steel appliances, and an oversized kitchen island. Whether you're preparing a casual meal or hosting a formal dinner, this kitchen is well-equipped to meet your culinary needs. The four generously sized bedrooms offer flexibility for various lifestyles. The primary suite features a private ensuite bathroom with a double vanity, quartz countertops, and a spacious walk-in closet. The remaining three bedrooms share a bathroom and have carpeted floors and closets in each room. The Harper also includes a two-car garage and a dedicated laundry room. Whether you're seeking a peaceful family retreat or a stylish place to call your own, this residence is sure to meet your every need. Like all homes in Avalon Woods, the Harper includes a state-of-the-art smart home syst

Key facts

• Quartz countertops
• Open-concept layout
• 2 garage spots

Tags

• QUARTZ COUNTERTOPS
• OPEN-CONCEPT LAYOUT
• OVERSIZED KITCHEN ISLAND
• PRIVATE ENSUITE BATHROOM
• SPACIOUS WALK-IN CLOSET
• DEDICATED LAUNDRY ROOM

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $279 ($3k/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 $289k (0.4% below list).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.2% in Newberry — 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 (#524 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; 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.
• Market conditions: Rents rising (+3.6%/yr); 418 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 35% of the median local income ($100k/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 $9k 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 350 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-27,525
• Equity at exit: $43,238

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $5,991
• Equity at exit: $25,073

Cash invested: $81,197 (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 32669

• Home prices YoY: -22.1%
• Rents YoY: 3.6%
• Active inventory: 418
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,890 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $279

Break-even live

Break-even rent $2,537

Max offer price $289,990

Occupancy floor 85%

Sensitivity live

Price	-10% $479	-5% $379	+0% $279	+5% $179	+10% $78
Rent	-10% $50	-5% $165	+0% $279	+5% $393	+10% $507
Rate	-1.0pp $425	-0.5pp $353	base $279	+0.5pp $204	+1.0pp $127

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: $72,498
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2181 NW 247th Dr Newberry, FL	4.0	2.0	1768	$2,475	$1.40	21d	1	0.32mi
1100 NW 248th Dr Newberry, FL	4.0	2.5	2148	$2,600	$1.21	21d	1	0.42mi

Listing history 18 events

1. 2026-06-18
   days on market $289,990 Active 350 DOM
2. 2026-06-17
   days on market $289,990 Active 349 DOM
3. 2026-06-16
   days on market $289,990 Active 348 DOM
4. 2026-06-15
   days on market $289,990 Active 347 DOM
5. 2026-06-14
   days on market $289,990 Active 345 DOM
6. 2026-06-13
   days on market $289,990 Active 344 DOM
7. 2026-06-10
   days on market $289,990 Active 342 DOM
8. 2026-06-09
   days on market $289,990 Active 341 DOM
9. 2026-06-08
   days on market $289,990 Active 340 DOM
10. 2026-06-07
    days on market $289,990 Active 339 DOM
11. 2026-06-05
    days on market $289,990 Active 336 DOM
12. 2026-06-03
    days on market $289,990 Active 335 DOM
13. 2026-06-02
    days on market $289,990 Active 334 DOM
14. 2026-06-01
    days on market $289,990 Active 333 DOM
15. 2026-05-31
    days on market $289,990 Active 332 DOM
16. 2026-05-30
    days on market $289,990 Active 331 DOM
17. 2025-09-30
    price $289,990 1494-char remark

    Show marketing remark (1494 chars)

    Avalon Woods presents the Harper, available in Newberry, Florida. Welcome inside this stunning single-story, four bedroom and two bathroom home offering 1,665 square feet of luxurious living space. This meticulously designed residence combines modern convenience with timeless elegance and showcases quartz countertops. As you step inside, you're greeted by a foyer leading you into the heart of the home. The open-concept layout seamlessly connects the living room, dining area, and kitchen, creating a perfect space for entertaining with family and friends. With ample room for seating, it's an ideal spot for relaxation and gatherings. The kitchen is a true highlight on this home, boasting quartz countertops, stainless-steel appliances, and an oversized kitchen island. Whether you're preparing a casual meal or hosting a formal dinner, this kitchen is well-equipped to meet your culinary needs. The four generously sized bedrooms offer flexibility for various lifestyles. The primary suite features a private ensuite bathroom with a double vanity, quartz countertops, and a spacious walk-in closet. The remaining three bedrooms share a bathroom and have carpeted floors and closets in each room. The Harper also includes a two-car garage and a dedicated laundry room. Whether you're seeking a peaceful family retreat or a stylish place to call your own, this residence is sure to meet your every need. Like all homes in Avalon Woods, the Harper includes a state-of-the-art smart home syst

18. 2025-07-03
    listed $297,990 Active 1494-char remark

    Show marketing remark (1494 chars)

    Avalon Woods presents the Harper, available in Newberry, Florida. Welcome inside this stunning single-story, four bedroom and two bathroom home offering 1,665 square feet of luxurious living space. This meticulously designed residence combines modern convenience with timeless elegance and showcases quartz countertops. As you step inside, you're greeted by a foyer leading you into the heart of the home. The open-concept layout seamlessly connects the living room, dining area, and kitchen, creating a perfect space for entertaining with family and friends. With ample room for seating, it's an ideal spot for relaxation and gatherings. The kitchen is a true highlight on this home, boasting quartz countertops, stainless-steel appliances, and an oversized kitchen island. Whether you're preparing a casual meal or hosting a formal dinner, this kitchen is well-equipped to meet your culinary needs. The four generously sized bedrooms offer flexibility for various lifestyles. The primary suite features a private ensuite bathroom with a double vanity, quartz countertops, and a spacious walk-in closet. The remaining three bedrooms share a bathroom and have carpeted floors and closets in each room. The Harper also includes a two-car garage and a dedicated laundry room. Whether you're seeking a peaceful family retreat or a stylish place to call your own, this residence is sure to meet your every need. Like all homes in Avalon Woods, the Harper includes a state-of-the-art smart home syst

ⓘ 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: $34,676
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,774
• − Management: −$2,774
• − Depreciation: −$8,436
• Taxable loss: −$1,352
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $3,670/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 · 3 photos

Excellent 95/100 None rehab

This single-story home in Newberry, Florida, is in excellent condition with a modern kitchen, well-maintained exterior, and a spacious open-concept living area. It offers a great opportunity for an investor looking to maximize both resale and rental value with minimal investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add smart home features — Smart home features can increase the home's appeal and market value.
• Both Install energy-efficient windows — Energy-efficient windows can reduce energy costs and improve the home's value.
• Both Upgrade appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value and appeal to buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add smart home features — Smart home features can increase the home's appeal and market value. ↑
• Both Install energy-efficient windows — Energy-efficient windows can reduce energy costs and improve the home's value. ↑
• Both Upgrade appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value and appeal to buyers/tenants. ↑

ⓘ 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 — Newberry

• Score: 68/100
• State rank: #524
• US rank: #9753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, FL
• County: Alachua County · 218,005 people
• City population: 17,704
• Metro: Gainesville, FL
• Population (ZIP): 17,704
• Household income: $99,548
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 161.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 15% Two or more races 14% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -74.83%
• Current HPI: 263.4335
• Rent YoY: ▲ 3.57%
• 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

-2.7% since first listed

2 events — show timeline

• 2025-09-30 Price Changed $289,990 Zillow
• 2025-07-03 Listed $297,990 Zillow