4000 SW 23rd St Unit 1-108 · Gainesville, FL 32608

$193,000

4 bd · 4.0 ba · 1,177 sqft · Condo public records · 86 Days on market

Built 1999 $285/mo HOA · 14% of rent

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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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this remodeled and furnished 4 bed 4 bath condo in Countryside. Great location close to the University of Florida, Shands Hospital, Celebration Pointe, and shopping. Each bedroom features a private bathroom and walk-in closet, ensuring a comfortable, well-appointed living experience. The unit comes partially furnished with living room and dining room furniture, allowing you to move in without significant setup. There is tile and laminate flooring throughout the unit, offering durability and easy maintenance. Off the living room, there is a covered porch for relaxing and unwinding, as well as a storage closet for added convenience. The condo comes with a newer water heater and a newer washer. Community amenities include a pool, fitness center, basketball court, and volleyball court. The internet is also included in the monthly association fee. All the buildings roofs were recently replaced in 2024. This unit would make a great investment property or a rental while your son or daughter is at UF or Santa Fe. Located near the bus routes to UF.

Key facts

• Covered porch
• Walk-in closet
• Storage closet

Tags

• REMODELED CONDO
• PRIVATE BATHROOM
• WALK-IN CLOSET
• COVERED PORCH
• STORAGE CLOSET
• NEWER WATER HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath condo listed at $193k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (8.6% below list).
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $176k (8.6% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Idylwild Elementary School (math 30% / reading 29%, grade F, #1,896 of 2,144 statewide, top 90%, 533 students, 78% FRL); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% FRL); Eastside High School (math 29% / reading 56%, grade F, #264 of 667 statewide, top 41%, 1,220 students, 56% FRL).
• Market conditions: Rents rising (+2.9%/yr); 605 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).
• This rent runs 39% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k 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 86 days — a 6% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,477 (8.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.05% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-37,204
• Equity at exit: $28,777

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-39,963
• Equity at exit: $16,687

Cash invested: $54,040 (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 32608

• Rents YoY: 2.9%
• Active inventory: 605
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$1,012
• Tax from tax record: −$315 /mo · $3,785/yr
• Insurance: −$80
• HOA: −$285
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-94

Break-even live

Break-even rent $2,143

Max offer price $176,477

Occupancy floor 100%

Sensitivity live

Price	-10% $16	-5% $-39	+0% $-94	+5% $-148	+10% $-203
Rent	-10% $-253	-5% $-174	+0% $-94	+5% $-14	+10% $66
Rate	-1.0pp $4	-0.5pp $-44	base $-94	+0.5pp $-144	+1.0pp $-194

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 SW 34th St Gainesville, FL	1.0–3.0	1.0–3.0	1033	$2,090	$2.02	15d	28	0.84mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Likely covers: waterinternetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $193,000 Active 86 DOM
2. 2026-06-18
   days on market $193,000 Active 83 DOM
3. 2026-06-17
   days on market $193,000 Active 82 DOM
4. 2026-06-16
   days on market $193,000 Active 81 DOM
5. 2026-06-15
   days on market $193,000 Active 80 DOM
6. 2026-06-14
   days on market $193,000 Active 78 DOM
7. 2026-06-13
   days on market $193,000 Active 77 DOM
8. 2026-06-10
   days on market $193,000 Active 75 DOM
9. 2026-06-09
   days on market $193,000 Active 74 DOM
10. 2026-06-08
    days on market $193,000 Active 73 DOM
11. 2026-06-07
    pricedays on market $193,000 Active 72 DOM
12. 2026-06-05
    days on market $195,000 Active 69 DOM
13. 2026-06-03
    days on market $195,000 Active 68 DOM
14. 2026-06-02
    days on market $195,000 Active 67 DOM
15. 2026-06-01
    days on market $195,000 Active 66 DOM
16. 2026-05-31
    days on market $195,000 Active 65 DOM
17. 2026-05-30
    days on market $195,000 Active 64 DOM
18. 2026-03-27
    listed $195,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Welcome to this remodeled and furnished 4 bed 4 bath condo in Countryside. Great location close to the University of Florida, Shands Hospital, Celebration Pointe, and shopping. Each bedroom features a private bathroom and walk-in closet, ensuring a comfortable, well-appointed living experience. The unit comes partially furnished with living room and dining room furniture, allowing you to move in without significant setup. There is tile and laminate flooring throughout the unit, offering durability and easy maintenance. Off the living room, there is a covered porch for relaxing and unwinding, as well as a storage closet for added convenience. The condo comes with a newer water heater and a newer washer. Community amenities include a pool, fitness center, basketball court, and volleyball court. The internet is also included in the monthly association fee. All the buildings roofs were recently replaced in 2024. This unit would make a great investment property or a rental while your son or daughter is at UF or Santa Fe. Located near the bus routes to UF.

19. 2023-12-15
    soldstatus $185,000 Closed 1536-char remark

    Show marketing remark (1536 chars)

    Welcome to this highly sought-after condominium located close to UF, this community enjoys the convenience of being on two major UF bus routes, ensuring easy access to campus. Plus, it's perfectly positioned between Williston Road and Archer Road, granting a quick commute to shopping, dining, entertainment, and medical facilities. Convenient to Celebration Pointe, Butler Plaza, and Shands. This 4 Bedroom/4 Bath condominium boasts a thoughtfully designed four-way split floor plan that provides privacy and convenience for all occupants. Each bedroom features its own private bathroom and walk-in closet, ensuring a comfortable and well-appointed living experience. The unit comes partially furnished with living room and dining room furniture, allowing you to move in without significant setup. The tile and laminate flooring throughout the unit offer durability and easy maintenance, making it perfect for a busy lifestyle. Additional features include a covered porch, where you can relax and unwind, a storage closet for added convenience, newer water heater, and new washer. Within the community, residents can unwind in the refreshing pool, invigorate their bodies in the well-equipped fitness center, engage in friendly competition on the volleyball court, or simply enjoy the ample parking space. This desirable condominium presents a unique opportunity to experience the perfect blend of comfort, convenience, and income potential. Act now to make this incredible property yours and embrace a lifestyle of ease and enjoyment.

20. 2023-12-15
    soldstatus $185,000

    Show marketing remark (1536 chars)

    Welcome to this highly sought-after condominium located close to UF, this community enjoys the convenience of being on two major UF bus routes, ensuring easy access to campus. Plus, it's perfectly positioned between Williston Road and Archer Road, granting a quick commute to shopping, dining, entertainment, and medical facilities. Convenient to Celebration Pointe, Butler Plaza, and Shands. This 4 Bedroom/4 Bath condominium boasts a thoughtfully designed four-way split floor plan that provides privacy and convenience for all occupants. Each bedroom features its own private bathroom and walk-in closet, ensuring a comfortable and well-appointed living experience. The unit comes partially furnished with living room and dining room furniture, allowing you to move in without significant setup. The tile and laminate flooring throughout the unit offer durability and easy maintenance, making it perfect for a busy lifestyle. Additional features include a covered porch, where you can relax and unwind, a storage closet for added convenience, newer water heater, and new washer. Within the community, residents can unwind in the refreshing pool, invigorate their bodies in the well-equipped fitness center, engage in friendly competition on the volleyball court, or simply enjoy the ample parking space. This desirable condominium presents a unique opportunity to experience the perfect blend of comfort, convenience, and income potential. Act now to make this incredible property yours and embrace a lifestyle of ease and enjoyment.

21. 2023-11-27
    status Pending 1536-char remark

    Show marketing remark (1536 chars)

    Welcome to this highly sought-after condominium located close to UF, this community enjoys the convenience of being on two major UF bus routes, ensuring easy access to campus. Plus, it's perfectly positioned between Williston Road and Archer Road, granting a quick commute to shopping, dining, entertainment, and medical facilities. Convenient to Celebration Pointe, Butler Plaza, and Shands. This 4 Bedroom/4 Bath condominium boasts a thoughtfully designed four-way split floor plan that provides privacy and convenience for all occupants. Each bedroom features its own private bathroom and walk-in closet, ensuring a comfortable and well-appointed living experience. The unit comes partially furnished with living room and dining room furniture, allowing you to move in without significant setup. The tile and laminate flooring throughout the unit offer durability and easy maintenance, making it perfect for a busy lifestyle. Additional features include a covered porch, where you can relax and unwind, a storage closet for added convenience, newer water heater, and new washer. Within the community, residents can unwind in the refreshing pool, invigorate their bodies in the well-equipped fitness center, engage in friendly competition on the volleyball court, or simply enjoy the ample parking space. This desirable condominium presents a unique opportunity to experience the perfect blend of comfort, convenience, and income potential. Act now to make this incredible property yours and embrace a lifestyle of ease and enjoyment.

22. 2023-11-22
    listed $189,900 Active 1536-char remark

    Show marketing remark (1536 chars)

    Welcome to this highly sought-after condominium located close to UF, this community enjoys the convenience of being on two major UF bus routes, ensuring easy access to campus. Plus, it's perfectly positioned between Williston Road and Archer Road, granting a quick commute to shopping, dining, entertainment, and medical facilities. Convenient to Celebration Pointe, Butler Plaza, and Shands. This 4 Bedroom/4 Bath condominium boasts a thoughtfully designed four-way split floor plan that provides privacy and convenience for all occupants. Each bedroom features its own private bathroom and walk-in closet, ensuring a comfortable and well-appointed living experience. The unit comes partially furnished with living room and dining room furniture, allowing you to move in without significant setup. The tile and laminate flooring throughout the unit offer durability and easy maintenance, making it perfect for a busy lifestyle. Additional features include a covered porch, where you can relax and unwind, a storage closet for added convenience, newer water heater, and new washer. Within the community, residents can unwind in the refreshing pool, invigorate their bodies in the well-equipped fitness center, engage in friendly competition on the volleyball court, or simply enjoy the ample parking space. This desirable condominium presents a unique opportunity to experience the perfect blend of comfort, convenience, and income potential. Act now to make this incredible property yours and embrace a lifestyle of ease and enjoyment.

23. 2020-07-08
    soldstatus $145,000
24. 2020-07-01
    soldstatus $145,000
25. 2020-03-21
    listed $147,900
26. 2016-06-28
    soldstatus $107,000
27. 2010-03-17
    soldstatus $85,000

ⓘ 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: $3,785 · $315/mo
• Projected year-2 tax: $3,785 · $315/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 · 21 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: $24,294
• − Mortgage interest: −$10,811
• − Property taxes: −$3,785
• − Insurance: −$965
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − HOA: −$3,420
• − Depreciation: −$5,615
• Taxable loss: −$4,188
• Est. tax savings @ 24.0%: +$1,005
• After-tax cash flow: $-117/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): 54,566
• Household income: $61,588
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 4709.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 16% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -150.91%
• Current HPI: 253.0629
• Rent YoY: ▲ 2.89%
• 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

+129.4% since first listed

10 events — show timeline

• 2026-03-27 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-15 Sold (Public Records) $185,000 Public Records
• 2023-12-15 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-22 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2020-07-08 Sold (Public Records) $145,000 Public Records
• 2020-07-01 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-21 Listed $147,900 Stellar MLS as Distributed by MLS Grid
• 2016-06-28 Sold (Public Records) $107,000 Public Records
• 2010-03-17 Sold (Public Records) $85,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,785 · +6.0% YoY. Source: county tax records.