719 SW 75th St #103 · Gainesville, FL 32607

$79,500

2 bd · 2.0 ba · 1,292 sqft · Condo public records · 99 Days on market

Built 1973 $407/mo HOA · 25% of rent

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great buy for a large condo in SW Gainesville! Take a look at this 2 bedroom 2 bath ground floor, corner unit. Both bedrooms are upstairs. Primary bedroom is huge and has 2 walk-in closets, a balcony and a private bathroom with updated shower. The guest bedroom is also large, has a balcony and has a walk-in closet and a bathroom adjacent to it. New water heater recently installed. Laminate flooring in the great room, stairs and bedrooms. Fenced rear patio area. Community has a pool, tennis court, basketball court, clubhouse with fitness room & more. HOA also takes care of building insurance, water, exterior maintenance and trash. Currently leased at $1,175 per month until May 2027.

Key facts

• Fenced rear patio
• Tennis court
• Community pool

Tags

• GROUND FLOOR
• WALK-IN CLOSETS
• PRIVATE BATHROOM
• FENCED REAR PATIO
• COMMUNITY POOL
• TENNIS COURT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $72k (9.0% 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 flat; 245 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 43% of the median local income ($46k/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 $550 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 5 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 $30k; list at $80k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,345 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 2.07% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $4,367
• Equity at exit: $11,854

10-year hold

• IRR: 11.3%
• Equity multiple: 1.75×
• Total profit: $16,606
• Equity at exit: $6,874

Cash invested: $22,260 (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 32607

• Rents YoY: 0.6%
• Active inventory: 245
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$33
• HOA: −$407
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $327

Break-even live

Break-even rent $1,235

Max offer price $79,500

Occupancy floor 75%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $407 · $4,884/yr
• Likely covers: watertrashexterior maint.insurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $79,500 Active 99 DOM
2. 2026-06-17
   days on market $79,500 Active 98 DOM
3. 2026-06-16
   days on market $79,500 Active 97 DOM
4. 2026-06-15
   days on market $79,500 Active 96 DOM
5. 2026-06-14
   days on market $79,500 Active 94 DOM
6. 2026-06-13
   days on market $79,500 Active 93 DOM
7. 2026-06-10
   days on market $79,500 Active 91 DOM
8. 2026-06-09
   days on market $79,500 Active 90 DOM
9. 2026-06-08
   days on market $79,500 Active 89 DOM
10. 2026-06-07
    days on market $79,500 Active 88 DOM
11. 2026-06-05
    days on market $79,500 Active 85 DOM
12. 2026-06-03
    days on market $79,500 Active 84 DOM
13. 2026-06-02
    days on market $79,500 Active 83 DOM
14. 2026-06-01
    days on market $79,500 Active 82 DOM
15. 2026-05-31
    days on market $79,500 Active 81 DOM
16. 2026-05-30
    days on market $79,500 Active 80 DOM
17. 2026-03-18
    historical $1,175
18. 2026-03-11
    listed $79,500 Active 696-char remark

    Show marketing remark (696 chars)

    Great buy for a large condo in SW Gainesville! Take a look at this 2 bedroom 2 bath ground floor, corner unit. Both bedrooms are upstairs. Primary bedroom is huge and has 2 walk-in closets, a balcony and a private bathroom with updated shower. The guest bedroom is also large, has a balcony and has a walk-in closet and a bathroom adjacent to it. New water heater recently installed. Laminate flooring in the great room, stairs and bedrooms. Fenced rear patio area. Community has a pool, tennis court, basketball court, clubhouse with fitness room & more. HOA also takes care of building insurance, water, exterior maintenance and trash. Currently leased at $1,175 per month until May 2027.

19. 2025-10-10
    listed $1,175
20. 2015-10-02
    historical
21. 2013-12-18
    soldstatus $30,000
22. 2013-12-17
    soldstatus $30,000
23. 2013-10-29
    listed $35,900
24. 2013-10-29
    listed $35,900
25. 2013-10-24
    historical
26. 2013-04-24
    listed $37,000
27. 2002-07-24
    soldstatus $57,000
28. 1996-08-29
    soldstatus $31,500
29. 1983-09-01
    soldstatus $45,000
30. 1982-10-01
    soldstatus $40,000

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/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 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $19,793
• − Mortgage interest: −$4,453
• − Property taxes: −$1,423
• − Insurance: −$398
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − HOA: −$4,884
• − Depreciation: −$2,313
• Taxable income: $3,155
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $3,172/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): 35,720
• Household income: $45,987
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 3418.0

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 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -177.86%
• Current HPI: 270.183
• Rent YoY: ▲ 0.60%
• 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

-97.1% since first listed

14 events — show timeline

• 2026-03-18 Rental Removed $1,175 STELLARMLS
• 2026-03-11 Listed $79,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Listed for Rent $1,175 STELLARMLS
• 2015-10-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-12-18 Sold (Public Records) $30,000 Public Records
• 2013-12-17 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-29 Listed $35,900 Stellar MLS as Distributed by MLS Grid
• 2013-10-29 Listed $35,900 Stellar MLS as Distributed by MLS Grid
• 2013-10-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-04-24 Listed $37,000 Stellar MLS as Distributed by MLS Grid
• 2002-07-24 Sold (Public Records) $57,000 Public Records
• 1996-08-29 Sold (Public Records) $31,500 Public Records
• 1983-09-01 Sold (Public Records) $45,000 Public Records
• 1982-10-01 Sold (Public Records) $40,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,423 · +15.6% YoY. Source: county tax records.