914 SW 8th Ave #26 · Gainesville, FL 32601

$73,000

4 bd · 2.0 ba · 972 sqft · Condo public records · 53 Days on market

Built 1969 $370/mo HOA · 23% of rent ↓ 52% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Condominium within very close distance of UF Campus, UF Health Shands and VA Hospitals, Next to Sorority Row. This Unit is a 4 bedroom 1 and 1/2 Bathroom. Move in ready . Just Perfect for the wise investor . The HOA includes water, refuse, wireless internet. THANK you

Key facts

• Hoa includes water
• Hoa includes refuse
• $370 HOA

Tags

• CLOSE DISTANCE OF UF CAMPUS
• CLOSE DISTANCE OF VA HOSPITALS
• HOA INCLUDES WATER
• HOA INCLUDES REFUSE
• HOA INCLUDES WIRELESS INTERNET

Property features AI

Finance

• Other: Partially furnished; Unit located on the 2nd floor; Living area reported as 972 square feet
• Financial info: Total annual fees approximately $4,440; Condo fees paid monthly
• HOA & community: HOA with monthly condo fee of $370; Association fees cover insurance, structure and grounds maintenance, sewer, trash, and water; Community mailbox; Pets not allowed; Development: La Mancha Villas

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet available; Phone available; Sewer connected; Water connected
• Home design: Condominium; One story (unit on second floor within a two-level building); Faces south
• Construction: Concrete construction; Shingle roof; Slab foundation
• Exterior features: Exterior lighting; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $73k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $71k (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.
• Market conditions: Rents rising fast (+5.2%/yr); 139 active listings in the ZIP; lower-income renter base — watch delinquency; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $1,619/mo this rent would consume 64% of the median local household income ($30k/yr) (locally 3429% 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 $505 of loan paydown is wiped out by about $2k 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 + 5.2% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $40k; list at $73k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $70,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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.
9. 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.
10. 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: 2.22% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.27%
• DSCR: 1.99
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 1.80×
• Total profit: $16,326
• Equity at exit: $10,885

10-year hold

• IRR: 29.4%
• Equity multiple: 4.05×
• Total profit: $62,433
• Equity at exit: $6,312

Cash invested: $20,440 (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 32601

• Home prices YoY: -27.7%
• Rents YoY: 5.2%
• Active inventory: 139
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$30
• HOA: −$370
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $379

Break-even live

Break-even rent $1,139

Max offer price $73,000

Occupancy floor 72%

Sensitivity live

Price	-10% $421	-5% $400	+0% $379	+5% $359	+10% $338
Rent	-10% $251	-5% $315	+0% $379	+5% $443	+10% $507
Rate	-1.0pp $416	-0.5pp $398	base $379	+0.5pp $360	+1.0pp $341

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $370 · $4,440/yr
• Likely covers: watertrashinternet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $73,000 Active 53 DOM
2. 2026-06-18
   days on market $73,000 Active 50 DOM
3. 2026-06-17
   days on market $73,000 Active 49 DOM
4. 2026-06-16
   days on market $73,000 Active 48 DOM
5. 2026-06-15
   days on market $73,000 Active 47 DOM
6. 2026-06-14
   days on market $73,000 Active 45 DOM
7. 2026-06-13
   days on market $73,000 Active 44 DOM
8. 2026-06-10
   days on market $73,000 Active 42 DOM
9. 2026-06-09
   days on market $73,000 Active 41 DOM
10. 2026-06-08
    days on market $73,000 Active 40 DOM
11. 2026-06-07
    days on market $73,000 Active 39 DOM
12. 2026-06-05
    days on market $73,000 Active 36 DOM
13. 2026-06-03
    days on market $73,000 Active 35 DOM
14. 2026-06-02
    days on market $73,000 Active 34 DOM
15. 2026-06-01
    days on market $73,000 Active 33 DOM
16. 2026-05-31
    days on market $73,000 Active 32 DOM
17. 2026-05-30
    days on market $73,000 Active 31 DOM
18. 2026-04-29
    listed $73,000 Active 268-char remark
19. 2025-06-10
    historical
20. 2025-03-01
    status Active
21. 2025-02-28
    historical
22. 2024-11-25
    listed $89,000 Active
23. 2024-08-09
    historical
24. 2024-07-12
    price $95,000
25. 2024-02-10
    price $97,000
26. 2023-12-20
    listed $109,000 Active
27. 2012-10-31
    historical
28. 2011-08-29
    soldstatus $40,000
29. 2011-07-18
    listed $44,500
30. 2011-04-01
    historical
31. 2010-09-24
    listed $57,900
32. 2009-12-22
    historical
33. 2009-12-15
    listed $84,500
34. 2008-12-22
    listed $95,000
35. 2007-09-15
    historical
36. 2007-03-15
    listed $152,500

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $19,426
• − Mortgage interest: −$4,089
• − Property taxes: −$1,397
• − Insurance: −$365
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$4,440
• − Depreciation: −$2,124
• Taxable income: $3,904
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $3,615/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
• County: Alachua County · 218,005 people
• City population: 188,348
• Metro: Gainesville, FL
• Population (ZIP): 23,180
• Household income: $30,352
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 3429.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 13% Two or more races 12% Black 11% Asian 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% German/W. Germanic 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: ▼ -125.81%
• Current HPI: 327.9985
• Rent YoY: ▲ 5.24%
• 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

-52.1% since first listed

19 events — show timeline

• 2026-04-29 Listed $73,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-12 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-10 Price Changed $97,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-20 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-08-29 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2011-07-18 Listed $44,500 Stellar MLS as Distributed by MLS Grid
• 2011-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-24 Listed $57,900 Stellar MLS as Distributed by MLS Grid
• 2009-12-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-12-15 Listed $84,500 Stellar MLS as Distributed by MLS Grid
• 2008-12-22 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2007-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-03-15 Listed $152,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,397 · -5.0% YoY. Source: county tax records.