11221 NW 167th Ter · Alachua, FL 32615

$229,990

3 bd · 2.5 ba · 1,458 sqft · SingleFamily · 106 Days on market

Built 2026 Excellent condition 2,178 sqft lot $76/mo HOA · 4% of rent ↓ 3% since listing

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• Overlooks a patio
• Laundry area
• Primary suite

Tags

• LARGE OPEN KITCHEN
• SPACIOUS FAMILY ROOM
• OVERLOOKS A PATIO
• PRIMARY SUITE
• ENSUITE BATHROOM
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (13.3% below list).
• Recommended offer: $199k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#188 in FL, #2,996 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: 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: 397 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 106 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,384 (13.3% 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 106 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.87% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 9.6

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-42,941
• Equity at exit: $34,292

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-44,484
• Equity at exit: $19,885

Cash invested: $64,397 (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 32615

• Home prices YoY: -21.6%
• Active inventory: 397
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$76
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-90

Break-even live

Break-even rent $2,108

Max offer price $216,927

Occupancy floor 100%

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: $57,498
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $76 · $912/yr
• Likely covers: electric

Listing history 26 events

1. 2026-06-18
   days on market $229,990 Active 106 DOM
2. 2026-06-17
   price $229,990 Active 105 DOM
3. 2026-06-17
   days on market $235,990 Active 105 DOM
4. 2026-06-16
   days on market $235,990 Active 104 DOM
5. 2026-06-15
   days on market $235,990 Active 103 DOM
6. 2026-06-14
   days on market $235,990 Active 101 DOM
7. 2026-06-13
   pricedays on market $235,990 Active 100 DOM
8. 2026-06-10
   days on market $237,990 Active 98 DOM
9. 2026-06-09
   days on market $237,990 Active 97 DOM
10. 2026-06-08
    days on market $237,990 Active 96 DOM
11. 2026-06-07
    days on market $237,990 Active 95 DOM
12. 2026-06-05
    days on market $237,990 Active 92 DOM
13. 2026-06-03
    days on market $237,990 Active 91 DOM
14. 2026-06-03
    price $237,990 Active 90 DOM
15. 2026-06-02
    days on market $239,990 Active 90 DOM
16. 2026-06-01
    days on market $239,990 Active 89 DOM
17. 2026-05-31
    days on market $239,990 Active 88 DOM
18. 2026-05-30
    days on market $239,990 Active 87 DOM
19. 2026-05-14
    price $239,990 714-char remark

    Show marketing remark (714 chars)

    This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

20. 2026-05-13
    price $239,990 734-char remark

    Show marketing remark (734 chars)

    Under Construction. This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

21. 2026-05-07
    price $242,990 714-char remark

    Show marketing remark (714 chars)

    This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

22. 2026-05-06
    price $242,990 734-char remark

    Show marketing remark (734 chars)

    Under Construction. This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

23. 2026-04-09
    price $247,990 714-char remark

    Show marketing remark (714 chars)

    This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

24. 2026-04-08
    price $247,990 734-char remark

    Show marketing remark (734 chars)

    Under Construction. This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

25. 2026-03-05
    listed $248,070 Active 714-char remark

    Show marketing remark (714 chars)

    This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

26. 2026-03-04
    listed $248,070 Active 734-char remark

    Show marketing remark (734 chars)

    Under Construction. This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 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: $23,926
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$912
• − Depreciation: −$6,691
• Taxable loss: −$4,988
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $114/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This two-story townhome is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and offers a great opportunity for investors or buyers seeking a turnkey property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Alachua

• Score: 77/100
• State rank: #188
• US rank: #2996

Category grades

Amenities F Commute F Cost of living A Crime A- Employment B- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alachua, FL
• City population: 31,819
• Population (ZIP): 16,244

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 (67%)
• Race & ethnicity: White 67% Black 18% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% 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: ▼ -77.36%
• Current HPI: 280.2476
• Rent YoY: —
• Metro: —
• 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

-3.3% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $239,990 Zillow
• 2026-05-13 Price Changed $239,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $242,990 Zillow
• 2026-05-06 Price Changed $242,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $247,990 Zillow
• 2026-04-08 Price Changed $247,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $248,070 Zillow
• 2026-03-04 Listed $248,070 Stellar MLS as Distributed by MLS Grid