23167 NW 180th Pl · High Springs, FL 32643

$244,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 135 Days on market

Built 2023 4,356 sqft 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2023, this well-kept, like-new home offers modern finishes, efficient design, and easy living - all at an incredible price. The open layout flows comfortably from living to dining, with granite tops, stainless steel appliances, soft-closing cabinets, luxury vinyl plank floors and natural light throughout. Step outside to a FULLY FENCED YARD —ideal for pets, play, or private outdoor time - plus a storage shed - with electrical - for tools, bikes, or extra gear. The concrete driveway and low-maintenance exterior add everyday convenience. Located just minutes from local parks, playgrounds, and world-famous freshwater springs, with quick access to shopping, dining, and downtown High Springs. A great option for anyone seeking a newer home with outdoor space and a central location.

Key facts

• Storage shed
• Fully fenced yard
• Concrete driveway

Tags

• FULLY FENCED YARD
• STORAGE SHED
• CONCRETE DRIVEWAY
• LOW MAINTENANCE EXTERIOR
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (2.5% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.0% in High Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#506 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, 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: 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 34% of the median local income ($83k/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 $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 135 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.6

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-22,849
• Equity at exit: $36,515

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,760
• Equity at exit: $21,174

Cash invested: $68,572 (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 32643

• Home prices YoY: -5.5%
• Active inventory: 189
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,387 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $264

Break-even live

Break-even rent $2,052

Max offer price $244,900

Occupancy floor 84%

Sensitivity live

Price	-10% $403	-5% $334	+0% $264	+5% $195	+10% $126
Rent	-10% $76	-5% $170	+0% $264	+5% $359	+10% $453
Rate	-1.0pp $388	-0.5pp $327	base $264	+0.5pp $201	+1.0pp $136

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18160 High Springs Main St Unit 1359107P High Springs, FL	2.0	1.0	990	$2,646	$2.67	21d	1	0.73mi
17451 Southside Ct High Springs, FL	2.0	1.0	1132	$1,800	$1.59	21d	1	0.82mi
25042 W US Highway 27 High Springs, FL	3.0	1.0	864	$1,500	$1.74	21d	1	1.49mi

Listing history 17 events

1. 2026-06-13
   status $244,900 Pending 135 DOM
2. 2026-06-10
   days on market $244,900 Active 135 DOM
3. 2026-06-09
   days on market $244,900 Active 134 DOM
4. 2026-06-08
   days on market $244,900 Active 133 DOM
5. 2026-06-07
   days on market $244,900 Active 132 DOM
6. 2026-06-05
   days on market $244,900 Active 129 DOM
7. 2026-06-03
   days on market $244,900 Active 128 DOM
8. 2026-06-02
   days on market $244,900 Active 127 DOM
9. 2026-06-01
   days on market $244,900 Active 126 DOM
10. 2026-05-31
    days on market $244,900 Active 125 DOM
11. 2026-05-30
    days on market $244,900 Active 124 DOM
12. 2026-01-26
    listed $244,900 Active 801-char remark

    Show marketing remark (801 chars)

    Built in 2023, this well-kept, like-new home offers modern finishes, efficient design, and easy living - all at an incredible price. The open layout flows comfortably from living to dining, with granite tops, stainless steel appliances, soft-closing cabinets, luxury vinyl plank floors and natural light throughout. Step outside to a FULLY FENCED YARD —ideal for pets, play, or private outdoor time - plus a storage shed - with electrical - for tools, bikes, or extra gear. The concrete driveway and low-maintenance exterior add everyday convenience. Located just minutes from local parks, playgrounds, and world-famous freshwater springs, with quick access to shopping, dining, and downtown High Springs. A great option for anyone seeking a newer home with outdoor space and a central location.

13. 2025-07-15
    historical
14. 2025-06-04
    listed $250,000 Active
15. 2023-11-01
    soldstatus $240,000
16. 2022-05-20
    soldstatus $24,600
17. 2007-02-13
    soldstatus $12,000

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $2,819 · $235/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $28,643
• − Mortgage interest: −$13,718
• − Property taxes: −$2,819
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$7,124
• Taxable loss: −$826
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $3,372/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 — High Springs

• Score: 68/100
• State rank: #506
• US rank: #9346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Springs, FL
• County: Alachua County · 218,005 people
• City population: 11,953
• Metro: Gainesville, FL
• Population (ZIP): 11,953
• Household income: $83,386
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 150.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Cuban 1%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -18.02%
• Current HPI: 308.0178
• Rent YoY: —
• 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

+1940.8% since first listed

6 events — show timeline

• 2026-01-26 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-01 Sold (Public Records) $240,000 Public Records
• 2022-05-20 Sold (Public Records) $24,600 Public Records
• 2007-02-13 Sold (Public Records) $12,000 Public Records

Property tax history

+38.9%/yr

Latest (2025): $2,819 · +5.1% YoY. Source: county tax records.