2412 NW 116th Pl · Gainesville, FL 32609

$205,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 54 Days on market

Built 1986 1.29 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a fully updated home minutes from all the main attractions Gainesville has to offer.   This amazing home has new floors, appliances, updated kitchen, water heater, new paint inside and out, all rooms, bathrooms and much more have been fully updated.  This lovely home sits on 1.29 acres of land with a fence around the main yard.  The home also features a metal roof,  an ac that is working perfectly and a fully screened in back porch.  This home has already been approved for insurance and lending. It will not last long. Room Feature: Linen Closet In Bath (Additional Bedroom).

Key facts

• Open floor plan
• New kitchen
• Updated bathrooms

Tags

• NEW KITCHEN
• UPDATED BATHROOMS
• MODERN PLANK FLOORING
• UPDATED PLUMBING
• OPEN FLOOR PLAN
• SPACIOUS LIVING DINING COMBO

Property features AI

Finance

• Other: Homestead exemption claimed; Lot size ~1.29 acres
• HOA & community: Located in the Seminole Woods community; No association indicated

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured single-wide home; Single-story; Faces west; Entry level: One
• Construction: Metal siding; Shingle roof; Crawlspace foundation; Built area ~1,300 sq ft (per public records)
• Exterior features: On paved (asphalt) road; Storage (exterior)

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Kitchen open to family room; Solid surface countertops; Thermostat; Water filtration system; Storage
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $184k (10.2% below list).
• Recommended offer: $184k (10.2% below list) — sets the bar for 1% rule.

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: Boulware Springs Charter (math 77% / reading 67%, grade A-, #288 of 2,144 statewide, top 15%, 158 students, 60% FRL, charter).
• Zoned-school proficiency averages 72% at this address vs 52% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Alachua average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.0%/yr); 108 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 45% of the median local income ($49k/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 54 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $163k; 26% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,121 (10.2% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.62×
• Total profit: $-21,642
• Equity at exit: $30,566

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,596
• Equity at exit: $17,725

Cash invested: $57,400 (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 32609

• Home prices YoY: -23.5%
• Rents YoY: 4.0%
• Active inventory: 108
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $152

Break-even live

Break-even rent $1,649

Max offer price $205,000

Occupancy floor 87%

Sensitivity live

Price	-10% $268	-5% $210	+0% $152	+5% $94	+10% $36
Rent	-10% $6	-5% $79	+0% $152	+5% $225	+10% $297
Rate	-1.0pp $255	-0.5pp $204	base $152	+0.5pp $99	+1.0pp $45

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $205,000 Active 54 DOM
2. 2026-06-17
   days on market $205,000 Active 53 DOM
3. 2026-06-16
   days on market $205,000 Active 52 DOM
4. 2026-06-15
   days on market $205,000 Active 51 DOM
5. 2026-06-14
   days on market $205,000 Active 49 DOM
6. 2026-06-13
   days on market $205,000 Active 48 DOM
7. 2026-06-10
   days on market $205,000 Active 46 DOM
8. 2026-06-09
   days on market $205,000 Active 45 DOM
9. 2026-06-08
   days on market $205,000 Active 44 DOM
10. 2026-06-07
    days on market $205,000 Active 43 DOM
11. 2026-06-05
    days on market $205,000 Active 40 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    pricedays on market $205,000 Active 39 DOM
14. 2026-06-02
    days on market $208,000 Active 38 DOM
15. 2026-06-01
    days on market $208,000 Active 37 DOM
16. 2026-05-31
    days on market $208,000 Active 36 DOM
17. 2026-05-30
    days on market $208,000 Active 35 DOM
18. 2026-04-25
    listed $208,000 Active 1204-char remark
19. 2025-11-25
    historical
20. 2025-10-01
    price $205,000
21. 2025-08-07
    price $209,900
22. 2025-07-24
    price $208,800
23. 2025-06-03
    listed $209,900 Active
24. 2023-07-13
    soldstatus $163,000
25. 2023-07-05
    soldstatus $163,000 Closed

    Show marketing remark (636 chars)

    Welcome to a fully updated home minutes from all the main attractions Gainesville has to offer.   This amazing home has new floors, appliances, updated kitchen, water heater, new paint inside and out, all rooms, bathrooms and much more have been fully updated.  This lovely home sits on 1.29 acres of land with a fence around the main yard.  The home also features a metal roof,  an ac that is working perfectly and a fully screened in back porch.  This home has already been approved for insurance and lending. It will not last long. Room Feature: Linen Closet In Bath (Additional Bedroom).

26. 2023-06-19
    status Pending

    Show marketing remark (636 chars)

    Welcome to a fully updated home minutes from all the main attractions Gainesville has to offer.   This amazing home has new floors, appliances, updated kitchen, water heater, new paint inside and out, all rooms, bathrooms and much more have been fully updated.  This lovely home sits on 1.29 acres of land with a fence around the main yard.  The home also features a metal roof,  an ac that is working perfectly and a fully screened in back porch.  This home has already been approved for insurance and lending. It will not last long. Room Feature: Linen Closet In Bath (Additional Bedroom).

27. 2023-06-16
    listed $179,000 Active

    Show marketing remark (636 chars)

    Welcome to a fully updated home minutes from all the main attractions Gainesville has to offer.   This amazing home has new floors, appliances, updated kitchen, water heater, new paint inside and out, all rooms, bathrooms and much more have been fully updated.  This lovely home sits on 1.29 acres of land with a fence around the main yard.  The home also features a metal roof,  an ac that is working perfectly and a fully screened in back porch.  This home has already been approved for insurance and lending. It will not last long. Room Feature: Linen Closet In Bath (Additional Bedroom).

28. 1984-03-01
    soldstatus $12,500

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,095
• − Mortgage interest: −$11,483
• − Property taxes: −$1,707
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$5,964
• Taxable loss: −$1,619
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $2,211/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

• County: Alachua County · 218,005 people
• City population: 188,348
• Metro: Gainesville, FL
• Population (ZIP): 19,752
• Household income: $49,406
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1037.0

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 0.60)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -93.25%
• Current HPI: 304.1951
• Rent YoY: ▲ 4.04%
• 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

+1540.0% since first listed

12 events — show timeline

• 2026-06-03 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $208,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $208,800 Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-13 Sold (Public Records) $163,000 Public Records
• 2023-07-05 Sold (MLS) $163,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-16 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 1984-03-01 Sold (Public Records) $12,500 Public Records

Property tax history

+15.8%/yr

Latest (2025): $1,707 · -17.6% YoY. Source: county tax records.