9820 SW Archer Rd · Gainesville, FL 32608

$135,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 55 Days on market

Built 1900 0.47 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL – PRIME LAND OPPORTUNITY! Let's be honest. .. the real value here is the LAND! Situated on a spacious 0.47-acre lot, this property offers endless possibilities. Whether you're looking to build your dream home, create a private retreat, add a workshop, park your RV or boat, or design the ultimate backyard oasis, this property gives you the space and flexibility to make it happen. The existing 2-bedroom, 1-bath cottage is ready for your vision: Renovate and restore/ Use as an investment property / Remove and build brand new Conveniently located just: • 6 miles from the University of Florida • Minutes from downtown Gainesville • Close to sh

Key facts

• 0.47-acre lot
• Garage
• Backyard oasis

Tags

• 0.47-ACRE LOT
• BACKYARD OASIS
• WORKSHOP
• GARAGE

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Zoning: R-1A
• Financial info: No lease restrictions indicated
• HOA & community: Not in a development; No HOA reported

Exterior

• Parking: No parking details reported
• Security: No security features reported
• Utilities: Well water; Septic tank; Sewer available
• Home design: Single-family residence; One story; Southeast facing
• Construction: Frame construction; Other roof; Block foundation; Built area approximately 992–1,024 sq ft (per public records)
• Exterior features: Dirt road access; Lot approximately 0.47 acres (about 1/4 to less than 1/2 acre)

Interior

• Kitchen: No appliances reported
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: No notable interior features reported
• Laundry & utility: No laundry area reported

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% 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 (+2.9%/yr); 604 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 33% 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 $933 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 55 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $135k implies a 514% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 6.6

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,650
• Equity at exit: $20,129

10-year hold

• IRR: 8.5%
• Equity multiple: 1.64×
• Total profit: $24,301
• Equity at exit: $11,672

Cash invested: $37,800 (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: 604
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$257 /mo · $3,084/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $319

Break-even live

Break-even rent $1,293

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $396	-5% $357	+0% $319	+5% $281	+10% $243
Rent	-10% $185	-5% $252	+0% $319	+5% $386	+10% $453
Rate	-1.0pp $387	-0.5pp $354	base $319	+0.5pp $284	+1.0pp $249

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7000 SW 91st St Gainesville, FL	1.0–3.0	1.0–2.5	1043	$2,372	$2.27	14d	23	0.60mi

Listing history 21 events

1. 2026-06-21
   days on market $135,000 Active 55 DOM
2. 2026-06-18
   days on market $135,000 Active 52 DOM
3. 2026-06-17
   days on market $135,000 Active 51 DOM
4. 2026-06-16
   days on market $135,000 Active 50 DOM
5. 2026-06-15
   days on market $135,000 Active 49 DOM
6. 2026-06-14
   days on market $135,000 Active 47 DOM
7. 2026-06-13
   remarks 678-char remark
8. 2026-06-13
   pricedays on market $135,000 Active 46 DOM
9. 2026-06-10
   days on market $150,000 Active 44 DOM
10. 2026-06-09
    days on market $150,000 Active 43 DOM
11. 2026-06-08
    days on market $150,000 Active 42 DOM
12. 2026-06-07
    days on market $150,000 Active 41 DOM
13. 2026-06-05
    days on market $150,000 Active 38 DOM
14. 2026-06-03
    days on market $150,000 Active 37 DOM
15. 2026-06-02
    days on market $150,000 Active 36 DOM
16. 2026-06-01
    days on market $150,000 Active 35 DOM
17. 2026-05-31
    days on market $150,000 Active 34 DOM
18. 2026-05-30
    days on market $150,000 Active 33 DOM
19. 2026-04-27
    listed $150,000 Active 1068-char remark
20. 1985-11-01
    soldstatus $22,000
21. 1982-07-01
    soldstatus $20,000

ⓘ 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: $3,084 · $257/mo
• Projected year-2 tax: $3,084 · $257/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 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,361
• − Mortgage interest: −$7,562
• − Property taxes: −$3,084
• − Insurance: −$675
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$3,927
• Taxable income: $1,855
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $3,386/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

+575.0% since first listed

4 events — show timeline

• 2026-06-11 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 1985-11-01 Sold (Public Records) $22,000 Public Records
• 1982-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

+29.1%/yr

Latest (2025): $3,084 · +6.0% YoY. Source: county tax records.