24244 NW 10th Rd · Newberry, FL 32669

$305,990

3 bd · 2.0 ba · 1,619 sqft · SingleFamily · 59 Days on market

Built 2026 Excellent condition 5,662 sqft lot $100/mo HOA · 4% of rent

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Why this score? — see what drove the D 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 +11.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Under Construction. Indulge in modern living with this 3-bedroom home featuring an open layout and stainless-steel appliances. The layout of the home connects the living, dining, and kitchen areas, creating a spacious and inviting atmosphere. The kitchen, equipped with stainless-steel built-in dishwasher, range, and microwave, becomes a stylish focal point, blending form and function. The laundry room comes equipped with a washer and dryer hook up. With three bedrooms thoughtfully integrated into the layout, this home offers both comfort and contemporary elegance. The primary bedroom features an ensuite bathroom and walk-in closet. The Aria is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• Laundry room
• Walk-in closet
• Open layout

Tags

• OPEN LAYOUT
• STAINLESS-STEEL APPLIANCES
• LAUNDRY ROOM
• ENSUITE BATHROOM
• WALK-IN CLOSET
• SMART HOME SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $306k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (13.4% below list).
• Recommended offer: $265k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% in Newberry — 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 (#524 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; 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: Rents rising (+3.6%/yr); 418 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 32% of the median local income ($100k/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 $9k 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 59 days — a 3% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

Recommended offer $264,898 (13.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-55,720
• Equity at exit: $45,624

10-year hold

• IRR: -9.6%
• Equity multiple: 0.40×
• Total profit: $-51,766
• Equity at exit: $26,456

Cash invested: $85,677 (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 32669

• Home prices YoY: -22.1%
• Rents YoY: 3.6%
• Active inventory: 418
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,649 medium
• Mortgage (P&I): −$1,605
• Tax est. 1.5%: −$382 /mo · $4,590/yr
• Insurance: −$127
• HOA: −$100
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-122

Break-even live

Break-even rent $2,803

Max offer price $288,346

Occupancy floor 100%

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: $76,498
• Closing costs: $9,180
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 NW 248th Dr Newberry, FL	4.0	2.5	2148	$2,600	$1.21	21d	1	0.34mi
2181 NW 247th Dr Newberry, FL	4.0	2.0	1768	$2,475	$1.40	21d	1	0.78mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 20 events

1. 2026-06-18
   days on market $305,990 Active 59 DOM
2. 2026-06-17
   price $305,990 Active 58 DOM
3. 2026-06-17
   days on market $309,990 Active 58 DOM
4. 2026-06-16
   days on market $309,990 Active 57 DOM
5. 2026-06-15
   days on market $309,990 Active 56 DOM
6. 2026-06-14
   days on market $309,990 Active 54 DOM
7. 2026-06-13
   pricedays on market $309,990 Active 53 DOM
8. 2026-06-10
   days on market $311,990 Active 51 DOM
9. 2026-06-09
   days on market $311,990 Active 50 DOM
10. 2026-06-08
    days on market $311,990 Active 49 DOM
11. 2026-06-07
    days on market $311,990 Active 48 DOM
12. 2026-06-05
    days on market $311,990 Active 45 DOM
13. 2026-06-03
    days on market $311,990 Active 44 DOM
14. 2026-06-03
    price $311,990 Active 43 DOM
15. 2026-06-02
    days on market $314,070 Active 43 DOM
16. 2026-06-01
    days on market $314,070 Active 42 DOM
17. 2026-05-31
    days on market $314,070 Active 41 DOM
18. 2026-05-30
    days on market $314,070 Active 40 DOM
19. 2026-04-27
    price $314,070 1070-char remark

    Show marketing remark (1070 chars)

    One or more photo(s) has been virtually staged. Under Construction. Indulge in modern living with this 3-bedroom home featuring an open layout and stainless-steel appliances. The layout of the home connects the living, dining, and kitchen areas, creating a spacious and inviting atmosphere. The kitchen, equipped with stainless-steel built-in dishwasher, range, and microwave, becomes a stylish focal point, blending form and function. The laundry room comes equipped with a washer and dryer hook up. With three bedrooms thoughtfully integrated into the layout, this home offers both comfort and contemporary elegance. The primary bedroom features an ensuite bathroom and walk-in closet. The Aria is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

20. 2026-04-20
    listed $312,070 Active 1070-char remark

    Show marketing remark (1070 chars)

    One or more photo(s) has been virtually staged. Under Construction. Indulge in modern living with this 3-bedroom home featuring an open layout and stainless-steel appliances. The layout of the home connects the living, dining, and kitchen areas, creating a spacious and inviting atmosphere. The kitchen, equipped with stainless-steel built-in dishwasher, range, and microwave, becomes a stylish focal point, blending form and function. The laundry room comes equipped with a washer and dryer hook up. With three bedrooms thoughtfully integrated into the layout, this home offers both comfort and contemporary elegance. The primary bedroom features an ensuite bathroom and walk-in closet. The Aria is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,788
• − Mortgage interest: −$17,140
• − Property taxes: −$4,590
• − Insurance: −$1,530
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − HOA: −$1,200
• − Depreciation: −$8,902
• Taxable loss: −$6,660
• Est. tax savings @ 24.0%: +$1,598
• After-tax cash flow: $135/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.

Condition & rehab AI · 11 photos

Excellent 95/100 None rehab

This modern, move-in-ready home features an open layout, stainless steel appliances, and well-maintained landscaping. It offers a good investment opportunity with minimal maintenance required.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and property value
• Both Add smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Newberry

• Score: 68/100
• State rank: #524
• US rank: #9753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, FL
• County: Alachua County · 218,005 people
• City population: 17,704
• Metro: Gainesville, FL
• Population (ZIP): 17,704
• Household income: $99,548
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 161.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 15% Two or more races 14% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -74.83%
• Current HPI: 263.4335
• Rent YoY: ▲ 3.57%
• 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

+0.6% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $314,070 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $312,070 Stellar MLS as Distributed by MLS Grid