7200 SW 8th Ave Unit S119 · Gainesville, FL 32608

$165,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 88 Days on market

Built 1986 $252/mo HOA · 16% 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this updated move-in ready 2-bed 2-bath condo in Woodside Villas! Conveniently located minutes to UF Health, North Florida Regional Medical Center, Celebration Pointe, Butler Plaza, and all the conveniences of Gainesville living. This two-story floor plan has a large living room with abundant light, an updated kitchen, a full bathroom, and a bedroom. A spacious living room feels light and airy, with soaring 2-story ceilings. Step out onto the back porch overlooking the pool and common area, complete with a storage closet that houses the washer and dryer. Updates include new luxury vinyl plank flooring throughout the first and second floors, as well as a freshly painted interior. The upstairs offers a primary suite with a recently renovated ensuite bathroom, dual closets, a linen closet, and a bonus flex space—ideal for whatever your life requires. With a low HOA fee of $252 per month, this property is a fantastic opportunity for mature adults, young professionals, students, or investors. Don’t miss this fantastic opportunity in a prime Gainesville location!

Key facts

• Dual closets
• Bonus flex space
• Updated kitchen

Tags

• UPDATED KITCHEN
• BACK PORCH OVERLOOKING POOL
• DUAL CLOSETS
• BONUS FLEX SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-42 ($-503/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (5.4% below list).
• Recommended offer: $155k (6.0% 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.
• Zoned schools: Myra Terwilliger Elementary School (math 28% / reading 32%, grade F, #1,882 of 2,144 statewide, top 88%, 586 students, 79% FRL); Fort Clarke Middle School (math 50% / reading 54%, grade C+, #217 of 571 statewide, top 40%, 961 students, 53% FRL); F. W. Buchholz High School (math 49% / reading 66%, grade C, #125 of 667 statewide, top 19%, 2,540 students, 36% FRL).
• Market conditions: Rents rising (+2.9%/yr); 605 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 30% 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 $5k 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 88 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $80k; list at $165k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $155,100 (6.0% 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 88 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.95% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 8.8

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-29,473
• Equity at exit: $24,602

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-29,376
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$69
• HOA: −$252
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-42

Break-even live

Break-even rent $1,614

Max offer price $157,595

Occupancy floor 98%

Sensitivity live

Price	-10% $51	-5% $5	+0% $-42	+5% $-89	+10% $-135
Rent	-10% $-165	-5% $-104	+0% $-42	+5% $20	+10% $81
Rate	-1.0pp $41	-0.5pp $0	base $-42	+0.5pp $-85	+1.0pp $-128

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $252 · $3,024/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $165,000 Active 88 DOM
2. 2026-06-18
   days on market $165,000 Active 85 DOM
3. 2026-06-17
   days on market $165,000 Active 84 DOM
4. 2026-06-16
   days on market $165,000 Active 83 DOM
5. 2026-06-15
   days on market $165,000 Active 82 DOM
6. 2026-06-14
   days on market $165,000 Active 80 DOM
7. 2026-06-13
   days on market $165,000 Active 79 DOM
8. 2026-06-10
   days on market $165,000 Active 77 DOM
9. 2026-06-09
   days on market $165,000 Active 76 DOM
10. 2026-06-08
    days on market $165,000 Active 75 DOM
11. 2026-06-07
    days on market $165,000 Active 74 DOM
12. 2026-06-05
    days on market $165,000 Active 71 DOM
13. 2026-06-03
    days on market $165,000 Active 70 DOM
14. 2026-06-02
    days on market $165,000 Active 69 DOM
15. 2026-06-01
    days on market $165,000 Active 68 DOM
16. 2026-05-31
    days on market $165,000 Active 67 DOM
17. 2026-05-30
    days on market $165,000 Active 66 DOM
18. 2026-05-14
    price $165,000 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this updated move-in ready 2-bed 2-bath condo in Woodside Villas! Conveniently located minutes to UF Health, North Florida Regional Medical Center, Celebration Pointe, Butler Plaza, and all the conveniences of Gainesville living. This two-story floor plan has a large living room with abundant light, an updated kitchen, a full bathroom, and a bedroom. A spacious living room feels light and airy, with soaring 2-story ceilings. Step out onto the back porch overlooking the pool and common area, complete with a storage closet that houses the washer and dryer. Updates include new luxury vinyl plank flooring throughout the first and second floors, as well as a freshly painted interior. The upstairs offers a primary suite with a recently renovated ensuite bathroom, dual closets, a linen closet, and a bonus flex space—ideal for whatever your life requires. With a low HOA fee of $252 per month, this property is a fantastic opportunity for mature adults, young professionals, students, or investors. Don’t miss this fantastic opportunity in a prime Gainesville location!

19. 2026-03-25
    listed $170,000 Active 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this updated move-in ready 2-bed 2-bath condo in Woodside Villas! Conveniently located minutes to UF Health, North Florida Regional Medical Center, Celebration Pointe, Butler Plaza, and all the conveniences of Gainesville living. This two-story floor plan has a large living room with abundant light, an updated kitchen, a full bathroom, and a bedroom. A spacious living room feels light and airy, with soaring 2-story ceilings. Step out onto the back porch overlooking the pool and common area, complete with a storage closet that houses the washer and dryer. Updates include new luxury vinyl plank flooring throughout the first and second floors, as well as a freshly painted interior. The upstairs offers a primary suite with a recently renovated ensuite bathroom, dual closets, a linen closet, and a bonus flex space—ideal for whatever your life requires. With a low HOA fee of $252 per month, this property is a fantastic opportunity for mature adults, young professionals, students, or investors. Don’t miss this fantastic opportunity in a prime Gainesville location!

20. 2018-08-20
    soldstatus $80,000
21. 2018-08-15
    soldstatus $80,000 406-char remark

    Show marketing remark (406 chars)

    This charming unit has an open floor plan with vaulted ceilings, a downstairs bedroom and spacious upstairs loft with massive closet/ study. It also features ceiling fans, skylight, 2016 AC, 2018 paint and carpet. The community has a pool and is conveniently located a few minutes from the oaks Mall and N FL Regional Medical Center. The bus stop to UF is ideally located in front of the complex. 5+ Units.

22. 2018-05-22
    listed $82,000 406-char remark

    Show marketing remark (406 chars)

    This charming unit has an open floor plan with vaulted ceilings, a downstairs bedroom and spacious upstairs loft with massive closet/ study. It also features ceiling fans, skylight, 2016 AC, 2018 paint and carpet. The community has a pool and is conveniently located a few minutes from the oaks Mall and N FL Regional Medical Center. The bus stop to UF is ideally located in front of the complex. 5+ Units.

23. 2007-07-24
    soldstatus $115,000
24. 2005-02-28
    soldstatus $89,000
25. 2001-06-06
    soldstatus $49,900
26. 1987-06-01
    soldstatus $49,900

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$299/yr (+$25/mo · 27.9%)

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

Taxation est. · year 1

• Rental income: $18,735
• − Mortgage interest: −$9,243
• − Property taxes: −$1,071
• − Insurance: −$825
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$3,024
• − Depreciation: −$4,800
• Taxable loss: −$3,226
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $271/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): 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

+230.7% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-20 Sold (Public Records) $80,000 Public Records
• 2018-08-15 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-22 Listed $82,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-24 Sold (Public Records) $115,000 Public Records
• 2005-02-28 Sold (Public Records) $89,000 Public Records
• 2001-06-06 Sold (Public Records) $49,900 Public Records
• 1987-06-01 Sold (Public Records) $49,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,071 · +3.7% YoY. Source: county tax records.