914 SW 8th Ave #44 · Gainesville, FL 32601

$61,000

4 bd · 2.0 ba · 972 sqft · Condo public records · 99 Days on market

Built 1969 $370/mo HOA · 23% of rent ↓ 57% 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 MLS

Prime investment opportunity just steps from the University of Florida! This centrally located 4-bedroom, 1.5-bath condo offers exceptional potential for investors seeking strong rental demand in one of Gainesville’s most desirable locations. Situated very close to the UF campus, this property is ideal for student housing or long-term rental income. The unit is conveniently located just minutes from RTS bus routes, UF Health Shands Hospital, and downtown Gainesville, providing easy access to shopping, dining, entertainment, and nightlife. With four bedrooms, the layout offers flexibility and the ability to maximize rental income potential. The community HOA provides added value by covering exterior building and grounds maintenance, trash service, water, and internet, helping simplify ownership and reduce operating expenses. Residents also enjoy the convenience of an on-site laundry facility. With its unbeatable location near campus and strong rental potential, this investor-friendly condo presents an excellent opportunity to add to your portfolio or secure a property in Gainesville’s high-demand university market.

Key facts

• Strong rental demand
• Close to uf campus
• $370 HOA

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL DEMAND
• CLOSE TO UF CAMPUS
• NEAR UF HEALTH SHANDS HOSPITAL
• ON-SITE LAUNDRY FACILITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $61k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $61k).
• Recommended offer: $56k (9.0% 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); 138 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 $422 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,510 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
10. 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.
11. 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: 2.65% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.42%
• DSCR: 2.40
• GRM: 3.1

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: 30.2%
• Equity multiple: 2.32×
• Total profit: $22,606
• Equity at exit: $9,095

10-year hold

• IRR: 39.3%
• Equity multiple: 5.30×
• Total profit: $73,510
• Equity at exit: $5,274

Cash invested: $17,080 (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: 138
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$320
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$25
• HOA: −$370
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $447

Break-even live

Break-even rent $1,053

Max offer price $61,000

Occupancy floor 67%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $61,000 Active 99 DOM
2. 2026-06-17
   days on market $61,000 Active 98 DOM
3. 2026-06-16
   days on market $61,000 Active 97 DOM
4. 2026-06-15
   days on market $61,000 Active 96 DOM
5. 2026-06-14
   days on market $61,000 Active 94 DOM
6. 2026-06-13
   days on market $61,000 Active 93 DOM
7. 2026-06-10
   pricedays on market $61,000 Active 91 DOM
8. 2026-06-09
   days on market $71,000 Active 90 DOM
9. 2026-06-08
   days on market $71,000 Active 89 DOM
10. 2026-06-07
    days on market $71,000 Active 88 DOM
11. 2026-06-05
    days on market $71,000 Active 85 DOM
12. 2026-06-03
    days on market $71,000 Active 84 DOM
13. 2026-06-02
    days on market $71,000 Active 83 DOM
14. 2026-06-01
    days on market $71,000 Active 82 DOM
15. 2026-05-31
    days on market $71,000 Active 81 DOM
16. 2026-05-30
    days on market $71,000 Active 80 DOM
17. 2026-03-11
    listed $71,000 Active 1143-char remark

    Show marketing remark (1143 chars)

    Prime investment opportunity just steps from the University of Florida! This centrally located 4-bedroom, 1.5-bath condo offers exceptional potential for investors seeking strong rental demand in one of Gainesville’s most desirable locations. Situated very close to the UF campus, this property is ideal for student housing or long-term rental income. The unit is conveniently located just minutes from RTS bus routes, UF Health Shands Hospital, and downtown Gainesville, providing easy access to shopping, dining, entertainment, and nightlife. With four bedrooms, the layout offers flexibility and the ability to maximize rental income potential. The community HOA provides added value by covering exterior building and grounds maintenance, trash service, water, and internet, helping simplify ownership and reduce operating expenses. Residents also enjoy the convenience of an on-site laundry facility. With its unbeatable location near campus and strong rental potential, this investor-friendly condo presents an excellent opportunity to add to your portfolio or secure a property in Gainesville’s high-demand university market.

18. 2019-11-01
    historical
19. 2019-02-11
    listed $65,000
20. 2005-08-26
    soldstatus $165,000

ⓘ 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: $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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,426
• − Mortgage interest: −$3,417
• − Property taxes: −$1,397
• − Insurance: −$305
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$4,440
• − Depreciation: −$1,775
• Taxable income: $4,985
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $4,170/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

-57.0% since first listed

4 events — show timeline

• 2026-03-11 Listed $71,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-02-11 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-26 Sold (Public Records) $165,000 Public Records

Property tax history

+3.6%/yr

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