1810 NW 23rd Blvd #165 · Gainesville, FL 32605

$139,000

2 bd · 2.0 ba · 1,070 sqft · Condo public records · 232 Days on market

Built 1972 $389/mo HOA · 22% 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 +16.5/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Beautiful 2-bedroom, 2-bathroom top-floor corner unit condo with direct bus service to the University of Florida! The open-concept living and dining area features a designated dining area, a spacious kitchen with an island, and a breakfast bar that seamlessly integrates with the living room. Large sliding glass doors allow for abundant natural light and provide direct access to your private balcony with a storage closet. Both bedrooms are bright and generously sized, with large windows providing plenty of natural light. Each bedroom boasts ample closet space, and the master bedroom includes a walk-in closet and private bathroom. Upgrades include VINYL FLOORING throughout living areas and bedrooms (no carpet), UPDATED BATHROOM VANITIES, RETEXTURED CEILING, RECESSED LIGHTING in the kitchen, modern fixtures, and updated blinds. Creek's Edge is nestled in a park-like setting, with amenities such as a clubhouse, fitness center, tennis courts, and a community pool. Conveniently located near 13th Street, it's just minutes from shopping centers with stores and businesses such as Lowe's, Rural King, Subway, Planet Fitness, Chipotle, Winn-Dixie, and more. Less than three miles from the University of Florida, you can easily bike, drive, scooter, or take the bus to campus!

Key facts

• Private balcony
• Spacious kitchen
• Island

Tags

• TOP-FLOOR CORNER UNIT
• PRIVATE BALCONY
• DESIGNATED DINING AREA
• SPACIOUS KITCHEN
• ISLAND
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $81 ($977/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: $122k (12.0% 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 232 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago 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.
• Current owner paid $100k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.25% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 6.6

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: -10.1%
• Equity multiple: 0.62×
• Total profit: $-14,597
• Equity at exit: $20,725

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $5,509
• 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: 6.6×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$58
• HOA: −$389
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $81

Break-even live

Break-even rent $1,641

Max offer price $139,000

Occupancy floor 90%

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: $389 · $4,668/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $139,000 Active 232 DOM
2. 2026-06-17
   days on market $139,000 Active 231 DOM
3. 2026-06-16
   days on market $139,000 Active 230 DOM
4. 2026-06-15
   days on market $139,000 Active 229 DOM
5. 2026-06-14
   days on market $139,000 Active 227 DOM
6. 2026-06-13
   days on market $139,000 Active 226 DOM
7. 2026-06-10
   days on market $139,000 Active 224 DOM
8. 2026-06-09
   days on market $139,000 Active 223 DOM
9. 2026-06-08
   days on market $139,000 Active 222 DOM
10. 2026-06-07
    days on market $139,000 Active 221 DOM
11. 2026-06-05
    days on market $139,000 Active 218 DOM
12. 2026-06-03
    days on market $139,000 Active 217 DOM
13. 2026-06-02
    days on market $139,000 Active 216 DOM
14. 2026-06-01
    days on market $139,000 Active 215 DOM
15. 2026-05-31
    days on market $139,000 Active 214 DOM
16. 2026-05-30
    days on market $139,000 Active 213 DOM
17. 2026-04-20
    price $139,000 1283-char remark

    Show marketing remark (1283 chars)

    Beautiful 2-bedroom, 2-bathroom top-floor corner unit condo with direct bus service to the University of Florida! The open-concept living and dining area features a designated dining area, a spacious kitchen with an island, and a breakfast bar that seamlessly integrates with the living room. Large sliding glass doors allow for abundant natural light and provide direct access to your private balcony with a storage closet. Both bedrooms are bright and generously sized, with large windows providing plenty of natural light. Each bedroom boasts ample closet space, and the master bedroom includes a walk-in closet and private bathroom. Upgrades include VINYL FLOORING throughout living areas and bedrooms (no carpet), UPDATED BATHROOM VANITIES, RETEXTURED CEILING, RECESSED LIGHTING in the kitchen, modern fixtures, and updated blinds. Creek's Edge is nestled in a park-like setting, with amenities such as a clubhouse, fitness center, tennis courts, and a community pool. Conveniently located near 13th Street, it's just minutes from shopping centers with stores and businesses such as Lowe's, Rural King, Subway, Planet Fitness, Chipotle, Winn-Dixie, and more. Less than three miles from the University of Florida, you can easily bike, drive, scooter, or take the bus to campus!

18. 2025-10-24
    listed $145,000 Active 1283-char remark

    Show marketing remark (1283 chars)

    Beautiful 2-bedroom, 2-bathroom top-floor corner unit condo with direct bus service to the University of Florida! The open-concept living and dining area features a designated dining area, a spacious kitchen with an island, and a breakfast bar that seamlessly integrates with the living room. Large sliding glass doors allow for abundant natural light and provide direct access to your private balcony with a storage closet. Both bedrooms are bright and generously sized, with large windows providing plenty of natural light. Each bedroom boasts ample closet space, and the master bedroom includes a walk-in closet and private bathroom. Upgrades include VINYL FLOORING throughout living areas and bedrooms (no carpet), UPDATED BATHROOM VANITIES, RETEXTURED CEILING, RECESSED LIGHTING in the kitchen, modern fixtures, and updated blinds. Creek's Edge is nestled in a park-like setting, with amenities such as a clubhouse, fitness center, tennis courts, and a community pool. Conveniently located near 13th Street, it's just minutes from shopping centers with stores and businesses such as Lowe's, Rural King, Subway, Planet Fitness, Chipotle, Winn-Dixie, and more. Less than three miles from the University of Florida, you can easily bike, drive, scooter, or take the bus to campus!

19. 2025-07-11
    price $149,000
20. 2025-06-12
    price $159,000
21. 2025-04-05
    listed $169,000 Active
22. 2020-06-12
    soldstatus $99,900
23. 2020-06-05
    soldstatus $99,900
24. 2020-02-24
    listed $99,900
25. 2018-06-06
    soldstatus $83,500
26. 2017-02-01
    soldstatus $71,000
27. 2013-12-26
    soldstatus $59,000
28. 2013-12-19
    soldstatus $59,000
29. 2013-09-19
    listed $52,100

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,449 · $121/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: $20,932
• − Mortgage interest: −$7,786
• − Property taxes: −$1,449
• − Insurance: −$695
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$4,668
• − Depreciation: −$4,044
• Taxable loss: −$1,059
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $1,231/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

+166.8% since first listed

13 events — show timeline

• 2026-04-20 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-05 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-12 Sold (Public Records) $99,900 Public Records
• 2020-06-05 Sold (MLS) $99,900 Stellar MLS as Distributed by MLS Grid
• 2020-02-24 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2018-06-06 Sold (Public Records) $83,500 Public Records
• 2017-02-01 Sold (Public Records) $71,000 Public Records
• 2013-12-26 Sold (Public Records) $59,000 Public Records
• 2013-12-19 Sold (MLS) $59,000 Stellar MLS as Distributed by MLS Grid
• 2013-09-19 Listed $52,100 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,449 · +4.8% YoY. Source: county tax records.