1810 NW 23rd Blvd #188 · Gainesville, FL 32605

$139,000

3 bd · 2.0 ba · 1,278 sqft · Condo public records · 64 Days on market

Built 1972 $473/mo HOA · 24% of rent

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Why this score? — see what drove the C 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 +18.8/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Creeks Edge, a highly desirable Gainesville condo community where comfort meets convenience. The seller is offering a $1,000 lender credit if you use their preferred lender. This well-maintained 3-bedroom, 2-bath end unit on the ground floor, features a bright and open layout and comfortable feel. The kitchen has wood cabinets, ample counter space, and a coffee bar linking it to the living room. The dining room is next to the kitchen and features large windows with excellent natural light and views of the trees in the common areas. The spacious primary suite has a walk-in closet and private bath and the second and third bedrooms offer generous dual closets and share a hall bathroom. An in-unit laundry area adds everyday ease. There is an additional linen closet adjacent to the laundry area. Enjoy the pool, fitness center, tennis courts, and clubhouse. The home is located across from shady Hogtown Creek trails and Alfred A. Ring Park, and just 2 miles from UF. With easy access to hospitals, shopping, and dining, and on a bus route, this location is ideal. Move-in ready and ideal for homeowners or investors—schedule your showing today.

Key facts

• Large windows
• Ground floor
• Walk-in closet

Tags

• GAINESVILLE CONDO COMMUNITY
• GROUND FLOOR
• COFFEE BAR
• LARGE WINDOWS
• NATURAL LIGHT
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (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.
• Market conditions: Rents rising fast (+4.4%/yr); 260 active listings in the ZIP; solid renter incomes; 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 $961 of loan paydown is wiped out by about $4k 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 64 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.44% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.41% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-10,328
• Equity at exit: $20,725

10-year hold

• IRR: 5.1%
• Equity multiple: 1.41×
• Total profit: $16,103
• Equity at exit: $12,018

Cash invested: $38,920 (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 32605

• Home prices YoY: -34.2%
• Rents YoY: 4.4%
• Active inventory: 260
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$58
• HOA: −$473
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $141

Break-even live

Break-even rent $1,830

Max offer price $139,000

Occupancy floor 88%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $473 · $5,676/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $139,000 Active 64 DOM
2. 2026-06-17
   days on market $139,000 Active 63 DOM
3. 2026-06-16
   days on market $139,000 Active 62 DOM
4. 2026-06-15
   days on market $139,000 Active 61 DOM
5. 2026-06-14
   days on market $139,000 Active 59 DOM
6. 2026-06-13
   days on market $139,000 Active 58 DOM
7. 2026-06-10
   days on market $139,000 Active 56 DOM
8. 2026-06-09
   days on market $139,000 Active 55 DOM
9. 2026-06-08
   days on market $139,000 Active 54 DOM
10. 2026-06-07
    days on market $139,000 Active 53 DOM
11. 2026-06-05
    days on market $139,000 Active 50 DOM
12. 2026-06-03
    days on market $139,000 Active 49 DOM
13. 2026-06-02
    days on market $139,000 Active 48 DOM
14. 2026-06-01
    days on market $139,000 Active 47 DOM
15. 2026-05-31
    days on market $139,000 Active 46 DOM
16. 2026-05-30
    days on market $139,000 Active 45 DOM
17. 2026-04-30
    price $139,000 1168-char remark

    Show marketing remark (1168 chars)

    Welcome to Creeks Edge, a highly desirable Gainesville condo community where comfort meets convenience. The seller is offering a $1,000 lender credit if you use their preferred lender. This well-maintained 3-bedroom, 2-bath end unit on the ground floor, features a bright and open layout and comfortable feel. The kitchen has wood cabinets, ample counter space, and a coffee bar linking it to the living room. The dining room is next to the kitchen and features large windows with excellent natural light and views of the trees in the common areas. The spacious primary suite has a walk-in closet and private bath and the second and third bedrooms offer generous dual closets and share a hall bathroom. An in-unit laundry area adds everyday ease. There is an additional linen closet adjacent to the laundry area. Enjoy the pool, fitness center, tennis courts, and clubhouse. The home is located across from shady Hogtown Creek trails and Alfred A. Ring Park, and just 2 miles from UF. With easy access to hospitals, shopping, and dining, and on a bus route, this location is ideal. Move-in ready and ideal for homeowners or investors—schedule your showing today.

18. 2026-04-15
    listed $149,000 Active 1168-char remark

    Show marketing remark (1168 chars)

    Welcome to Creeks Edge, a highly desirable Gainesville condo community where comfort meets convenience. The seller is offering a $1,000 lender credit if you use their preferred lender. This well-maintained 3-bedroom, 2-bath end unit on the ground floor, features a bright and open layout and comfortable feel. The kitchen has wood cabinets, ample counter space, and a coffee bar linking it to the living room. The dining room is next to the kitchen and features large windows with excellent natural light and views of the trees in the common areas. The spacious primary suite has a walk-in closet and private bath and the second and third bedrooms offer generous dual closets and share a hall bathroom. An in-unit laundry area adds everyday ease. There is an additional linen closet adjacent to the laundry area. Enjoy the pool, fitness center, tennis courts, and clubhouse. The home is located across from shady Hogtown Creek trails and Alfred A. Ring Park, and just 2 miles from UF. With easy access to hospitals, shopping, and dining, and on a bus route, this location is ideal. Move-in ready and ideal for homeowners or investors—schedule your showing today.

19. 2022-04-12
    soldstatus $137,900
20. 2022-04-08
    soldstatus $137,900 Closed 490-char remark

    Show marketing remark (490 chars)

    This ground floor spacious 3 bedroom 2 bathroom well maintained Creeks Edge's unit is centrally located to all Gainesville has to offer. This 1278 Sqft unit has large rooms with plenty of living space. The unit is just walking distance from the Clubhouse, Pool, Gym, and Tennis Court. Creeks Edge location is close to University of Florida, Santa Fe College , Shands Hospital, VA Hospital, and Downtown Gainesville. Creeks Edge is located on a main RTS bus line. Call today for a showing!!!

21. 2022-02-25
    status Pending 490-char remark

    Show marketing remark (490 chars)

    This ground floor spacious 3 bedroom 2 bathroom well maintained Creeks Edge's unit is centrally located to all Gainesville has to offer. This 1278 Sqft unit has large rooms with plenty of living space. The unit is just walking distance from the Clubhouse, Pool, Gym, and Tennis Court. Creeks Edge location is close to University of Florida, Santa Fe College , Shands Hospital, VA Hospital, and Downtown Gainesville. Creeks Edge is located on a main RTS bus line. Call today for a showing!!!

22. 2022-02-19
    listed $137,900 Active 490-char remark

    Show marketing remark (490 chars)

    This ground floor spacious 3 bedroom 2 bathroom well maintained Creeks Edge's unit is centrally located to all Gainesville has to offer. This 1278 Sqft unit has large rooms with plenty of living space. The unit is just walking distance from the Clubhouse, Pool, Gym, and Tennis Court. Creeks Edge location is close to University of Florida, Santa Fe College , Shands Hospital, VA Hospital, and Downtown Gainesville. Creeks Edge is located on a main RTS bus line. Call today for a showing!!!

ⓘ 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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,099
• − Mortgage interest: −$7,786
• − Property taxes: −$2,228
• − Insurance: −$695
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$5,676
• − Depreciation: −$4,044
• Taxable loss: −$186
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,736/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): 24,689
• Household income: $86,714
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 586.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 12% Black 12% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 5% Romanian 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 6% Chinese 2% Other Indo-European 2%

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: ▼ -142.48%
• Current HPI: 274.157
• Rent YoY: ▲ 4.41%
• 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

+0.8% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-12 Sold (Public Records) $137,900 Public Records
• 2022-04-08 Sold (MLS) $137,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-19 Listed $137,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $2,228 · +4.4% YoY. Source: county tax records.