4113 NW 44th Ct #36 · Gainesville, FL 32606

$165,900

2 bd · 2.0 ba · 938 sqft · Condo public records · 9 Days on market

Built 1974 $335/mo HOA · 21% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable, move-in ready, and packed with value, this Bellamy Forge condo with a covered carport offers updated interior finishes, extensive HOA coverage, and resort-style amenities—all in one of Gainesville's most convenient locations. Perfect for first-time buyers, students, professionals, or investors. Welcome to this beautifully updated 2-bedroom, 1.5-bath condo in the desirable Bellamy Forge community. Offering 938 square feet of comfortable living space, this move-in ready home features fresh interior paint, new luxury vinyl plank flooring throughout, and no carpet. The thoughtfully designed floor plan includes a spacious living and dining area, a remodeled half bath on the mai

Key facts

• Clubhouse
• Covered carport
• Community amenities

Tags

• COVERED CARPORT
• UPDATED INTERIOR FINISHES
• REMODELED HALF BATH
• PRIVATE FENCED COURTYARD
• COMMUNITY AMENITIES
• CLUBHOUSE

Property features AI

Finance

• Other: Unfurnished; Development: Bellamy Forge
• HOA & community: HOA managed by Watson Association Management/Fran Pollard; Monthly condo fee $335 (includes pool, insurance, structure maintenance, grounds maintenance, management, pest control, sewer, trash, water); Total annual fees $4,020; Lease restrictions apply; Community features include clubhouse, community mailbox, deed restrictions, playground, pool, racquetball, tennis courts; Pets allowed (cats and dogs with number limit)

Exterior

• Parking: Carport (1 space)
• Utilities: Cable available; Broadband/high-speed internet available; Electricity connected; Public sewer; Water connected; Water source: None listed
• Home design: Residential condominium; Two-story building; Unit on 2nd floor; Faces west
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (Building 36)
• Exterior features: Rear porch; Playground; Storage; Tennis courts; Paved roads

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features; 4 total rooms
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $166k.

Deal economics

• At list price, monthly cash flow is $-26 ($-306/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (2.4% below list).
• Recommended offer: $161k (2.7% below list) — sets the bar for cash-flow.

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.
• Zoned schools: William S. Talbot Elem School (math 58% / reading 65%, grade B, #634 of 2,144 statewide, top 30%, 631 students, 38% FRL); Fort Clarke Middle School (math 50% / reading 54%, grade C+, #217 of 571 statewide, top 40%, 961 students, 53% FRL); Gainesville High School (math 48% / reading 57%, grade C-, #154 of 667 statewide, top 24%, 1,873 students, 47% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 143 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 $1k of loan paydown is wiped out by about $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $57k; list at $166k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $161,390 (2.7% 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. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.98% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-27,700
• Equity at exit: $24,736

10-year hold

• IRR: -7.6%
• Equity multiple: 0.51×
• Total profit: $-22,874
• Equity at exit: $14,344

Cash invested: $46,452 (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 32606

• Rents YoY: 3.4%
• Active inventory: 143
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$69
• HOA: −$335
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-26

Break-even live

Break-even rent $1,652

Max offer price $161,390

Occupancy floor 97%

Sensitivity live

Price	-10% $68	-5% $21	+0% $-26	+5% $-72	+10% $-119
Rent	-10% $-153	-5% $-90	+0% $-26	+5% $38	+10% $102
Rate	-1.0pp $58	-0.5pp $17	base $-26	+0.5pp $-69	+1.0pp $-112

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $165,900 Active 9 DOM
2. 2026-06-18
   days on market $165,900 Active 6 DOM
3. 2026-06-17
   days on market $165,900 Active 5 DOM
4. 2026-06-16
   days on market $165,900 Active 4 DOM
5. 2026-06-15
   days on market $165,900 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $165,900 Active 1 DOM

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $1,377 · $115/mo
• Expected delta: +$1,005/yr (+$84/mo · 270.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,437
• − Mortgage interest: −$9,293
• − Property taxes: −$372
• − Insurance: −$830
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − HOA: −$4,020
• − Depreciation: −$4,826
• Taxable loss: −$3,014
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $417/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): 23,022
• Household income: $87,953
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 1498.0

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 0.58)
• Race & ethnicity: White 62% Black 15% Hispanic / Latino 9% Asian 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -166.59%
• Current HPI: 254.311
• Rent YoY: ▲ 3.42%
• 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

+492.5% since first listed

6 events — show timeline

• 2026-06-12 Listed $165,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-30 Sold (Public Records) $57,000 Public Records
• 1992-05-26 Sold (Public Records) $37,250 Public Records
• 1987-03-01 Sold (Public Records) $20,000 Public Records
• 1984-06-01 Sold (Public Records) $37,000 Public Records
• 1979-04-01 Sold (Public Records) $28,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $372 · +3.0% YoY. Source: county tax records.