23122 NW 189th Ave · High Springs, FL 32643

$262,000

2 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 98 Days on market

Built 1950 0.54 ac lot

---

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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• 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

Whether you’re looking for a primary residence, a weekend getaway near the springs, or an investment in a great location, this one checks all the boxes. Step inside to a cozy living room space with original parquet floors - plus no carpet throughout, making for easy maintenance and a clean, cohesive feel. Just off the living room is the dining room and kitchen, you’ll appreciate updated cabinetry with butcher block countertops, floating shelves, and views of your backyard. Beyond, you’ll find three bedrooms, an office / flex space and a full bathroom. From the kitchen, you’ll find the perfect drop zone room which leads into the spacious carport and laundry room. This home has been well maintained and is ready for its new owner - come see it for yourself and imagine all the possibilities!

Key facts

• Drop zone room
• Updated cabinetry
• Views of backyard

Tags

• ORIGINAL PARQUET FLOORS
• UPDATED CABINETRY
• BUTCHER BLOCK COUNTERTOPS
• FLOATING SHELVES
• VIEWS OF BACKYARD
• DROP ZONE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-24 ($-284/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (11.6% below list).
• Recommended offer: $232k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% 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.
• Market conditions: 189 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 33% 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 98 days — a 9% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,702 (11.6% 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 98 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.88% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.4

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-43,901
• Equity at exit: $39,065

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-39,920
• Equity at exit: $22,653

Cash invested: $73,360 (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: 189
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$371 /mo · $4,452/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-24

Break-even live

Break-even rent $2,347

Max offer price $257,818

Occupancy floor 96%

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18160 High Springs Main St Unit 1359107P High Springs, FL	2.0	1.0	990	$2,646	$2.67	21d	1	0.99mi
17451 Southside Ct High Springs, FL	2.0	1.0	1132	$1,800	$1.59	21d	1	1.19mi

Listing history 25 events

1. 2026-06-18
   days on market $262,000 Active 98 DOM
2. 2026-06-17
   days on market $262,000 Active 97 DOM
3. 2026-06-16
   days on market $262,000 Active 96 DOM
4. 2026-06-15
   days on market $262,000 Active 95 DOM
5. 2026-06-14
   days on market $262,000 Active 93 DOM
6. 2026-06-13
   days on market $262,000 Active 92 DOM
7. 2026-06-10
   days on market $262,000 Active 90 DOM
8. 2026-06-09
   days on market $262,000 Active 89 DOM
9. 2026-06-08
   days on market $262,000 Active 88 DOM
10. 2026-06-07
    days on market $262,000 Active 87 DOM
11. 2026-06-05
    days on market $262,000 Active 84 DOM
12. 2026-06-03
    days on market $262,000 Active 83 DOM
13. 2026-06-02
    days on market $262,000 Active 82 DOM
14. 2026-06-01
    days on market $262,000 Active 81 DOM
15. 2026-05-31
    days on market $262,000 Active 80 DOM
16. 2026-05-30
    days on market $262,000 Active 79 DOM
17. 2026-05-12
    price $262,000 822-char remark

    Show marketing remark (822 chars)

    Whether you’re looking for a primary residence, a weekend getaway near the springs, or an investment in a great location, this one checks all the boxes. Step inside to a cozy living room space with original parquet floors - plus no carpet throughout, making for easy maintenance and a clean, cohesive feel. Just off the living room is the dining room and kitchen, you’ll appreciate updated cabinetry with butcher block countertops, floating shelves, and views of your backyard. Beyond, you’ll find three bedrooms, an office / flex space and a full bathroom. From the kitchen, you’ll find the perfect drop zone room which leads into the spacious carport and laundry room. This home has been well maintained and is ready for its new owner - come see it for yourself and imagine all the possibilities!

18. 2026-04-13
    price $270,000 822-char remark

    Show marketing remark (822 chars)

    Whether you’re looking for a primary residence, a weekend getaway near the springs, or an investment in a great location, this one checks all the boxes. Step inside to a cozy living room space with original parquet floors - plus no carpet throughout, making for easy maintenance and a clean, cohesive feel. Just off the living room is the dining room and kitchen, you’ll appreciate updated cabinetry with butcher block countertops, floating shelves, and views of your backyard. Beyond, you’ll find three bedrooms, an office / flex space and a full bathroom. From the kitchen, you’ll find the perfect drop zone room which leads into the spacious carport and laundry room. This home has been well maintained and is ready for its new owner - come see it for yourself and imagine all the possibilities!

19. 2026-03-12
    listed $275,000 Active 822-char remark

    Show marketing remark (822 chars)

    Whether you’re looking for a primary residence, a weekend getaway near the springs, or an investment in a great location, this one checks all the boxes. Step inside to a cozy living room space with original parquet floors - plus no carpet throughout, making for easy maintenance and a clean, cohesive feel. Just off the living room is the dining room and kitchen, you’ll appreciate updated cabinetry with butcher block countertops, floating shelves, and views of your backyard. Beyond, you’ll find three bedrooms, an office / flex space and a full bathroom. From the kitchen, you’ll find the perfect drop zone room which leads into the spacious carport and laundry room. This home has been well maintained and is ready for its new owner - come see it for yourself and imagine all the possibilities!

20. 2024-06-05
    soldstatus $250,000
21. 2024-04-12
    soldstatus $250,000 Closed 1271-char remark

    Show marketing remark (1271 chars)

    Unique Rustic cottage in the Heart of High Springs on a large secluded wooded lot. Great location. Walking distance to High Springs Community School and downtown. This 3 bedroom 1 bath 1950's cottage is not your average cookie cutter house. It has a rustic eclectic feel showcasing exposed beams and distinctive layout. The kitchen is open and bright with a super size multi purpose room attached that can be customized to fit your needs. From the kitchen you walk into the Dining room which is spacious enough to host your big family events. Step down living room with parquet flooring. Primary bedroom has a private space that can serve many functions such as office, work out area, nursery or could be turned into an ensuite. Two more sizable bedrooms for guests. New luxury plank flooring. Fresh paint inside and out. New roof. 1/2 acre plus lot with mature trees and landscape. If you are looking for one of those High Springs charmers then make your appointment today. High Springs is a great place to call home with many outdoor activities, great restaurants, shopping, walking/biking trails. BMX park. A quick drive to the beautiful springs and rivers in the area. Come and check out our small quaint town of High Springs and you will want to stay for a lifetime.

22. 2024-03-19
    status Pending 1271-char remark

    Show marketing remark (1271 chars)

    Unique Rustic cottage in the Heart of High Springs on a large secluded wooded lot. Great location. Walking distance to High Springs Community School and downtown. This 3 bedroom 1 bath 1950's cottage is not your average cookie cutter house. It has a rustic eclectic feel showcasing exposed beams and distinctive layout. The kitchen is open and bright with a super size multi purpose room attached that can be customized to fit your needs. From the kitchen you walk into the Dining room which is spacious enough to host your big family events. Step down living room with parquet flooring. Primary bedroom has a private space that can serve many functions such as office, work out area, nursery or could be turned into an ensuite. Two more sizable bedrooms for guests. New luxury plank flooring. Fresh paint inside and out. New roof. 1/2 acre plus lot with mature trees and landscape. If you are looking for one of those High Springs charmers then make your appointment today. High Springs is a great place to call home with many outdoor activities, great restaurants, shopping, walking/biking trails. BMX park. A quick drive to the beautiful springs and rivers in the area. Come and check out our small quaint town of High Springs and you will want to stay for a lifetime.

23. 2024-03-04
    listed $254,500 Active 1271-char remark

    Show marketing remark (1271 chars)

    Unique Rustic cottage in the Heart of High Springs on a large secluded wooded lot. Great location. Walking distance to High Springs Community School and downtown. This 3 bedroom 1 bath 1950's cottage is not your average cookie cutter house. It has a rustic eclectic feel showcasing exposed beams and distinctive layout. The kitchen is open and bright with a super size multi purpose room attached that can be customized to fit your needs. From the kitchen you walk into the Dining room which is spacious enough to host your big family events. Step down living room with parquet flooring. Primary bedroom has a private space that can serve many functions such as office, work out area, nursery or could be turned into an ensuite. Two more sizable bedrooms for guests. New luxury plank flooring. Fresh paint inside and out. New roof. 1/2 acre plus lot with mature trees and landscape. If you are looking for one of those High Springs charmers then make your appointment today. High Springs is a great place to call home with many outdoor activities, great restaurants, shopping, walking/biking trails. BMX park. A quick drive to the beautiful springs and rivers in the area. Come and check out our small quaint town of High Springs and you will want to stay for a lifetime.

24. 2010-12-21
    soldstatus $40,000
25. 2010-09-20
    listed $55,000

ⓘ 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: $4,452 · $371/mo
• Projected year-2 tax: $4,452 · $371/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,804
• − Mortgage interest: −$14,676
• − Property taxes: −$4,452
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$7,622
• Taxable loss: −$4,704
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $845/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

+376.4% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $262,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-05 Sold (Public Records) $250,000 Public Records
• 2024-04-12 Sold (MLS) $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-04 Listed $254,500 Stellar MLS as Distributed by MLS Grid
• 2010-12-21 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2010-09-20 Listed $55,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $4,452 · +17.3% YoY. Source: county tax records.