2735 SW 35th Pl #801 · Gainesville, FL 32608

$171,500

2 bd · 3.0 ba · 1,208 sqft · Condo public records · 108 Days on market

Built 1986 $335/mo HOA · 20% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Casablanca West is less than 3 miles from UF, Shands Hospital, and Butler Plaza! This unit is a beautiful end-unit with two stories and a large screened in back porch. . No carpets anywhere other than the stairs! The main floor features a bright living and dining area with a functional layout, a kitchen with ample cabinet space, and an in-unit laundry area. Enjoy a community pool and ample resident and guest parking. On multiple direct bus lines to UF. Move-in ready and well suited for both owner-occupants and investors seeking a prime Gainesville location. Rented through 7-31-2026.

Key facts

• Community pool
• Ample cabinet space
• Functional layout

Tags

• LARGE SCREENED IN BACK PORCH
• BRIGHT LIVING AND DINING AREA
• FUNCTIONAL LAYOUT
• AMPLE CABINET SPACE
• IN-UNIT LAUNDRY AREA
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $172k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (3.8% below list).
• Recommended offer: $126k (26.5% 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: Idylwild Elementary School (math 30% / reading 29%, grade F, #1,896 of 2,144 statewide, top 90%, 533 students, 78% FRL); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% FRL); Eastside High School (math 29% / reading 56%, grade F, #264 of 667 statewide, top 41%, 1,220 students, 56% FRL).
• Market conditions: Rents rising (+2.9%/yr); 605 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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 $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

• It's been on market 108 days — a 9% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $111k; list at $172k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $126,055 (26.5% 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 108 days. Have you received any prior offers? Is the seller open to a 26% 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. 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. 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?
10. 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.
11. 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.
12. 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: 0.96% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.43%
• DSCR: 0.71
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.08×
• Total profit: $-44,102
• Equity at exit: $25,571

10-year hold

• IRR: -25.2%
• Equity multiple: -0.23×
• Total profit: $-59,209
• Equity at exit: $14,828

Cash invested: $48,020 (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 32608

• Rents YoY: 2.9%
• Active inventory: 605
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$899
• Tax from tax record: −$255 /mo · $3,056/yr
• Insurance: −$71
• HOA: −$335
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-257

Break-even live

Break-even rent $1,975

Max offer price $126,055

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-209	+0% $-257	+5% $-306	+10% $-354
Rent	-10% $-388	-5% $-322	+0% $-257	+5% $-192	+10% $-127
Rate	-1.0pp $-171	-0.5pp $-214	base $-257	+0.5pp $-302	+1.0pp $-347

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: $42,875
• Closing costs: $5,145
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 SW 34th St Gainesville, FL	1.0–3.0	1.0–3.0	1033	$1,830	$1.77	15d	28	0.69mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-21
   days on market $171,500 Active 108 DOM
2. 2026-06-18
   days on market $171,500 Active 105 DOM
3. 2026-06-17
   days on market $171,500 Active 104 DOM
4. 2026-06-16
   days on market $171,500 Active 103 DOM
5. 2026-06-15
   days on market $171,500 Active 102 DOM
6. 2026-06-14
   days on market $171,500 Active 100 DOM
7. 2026-06-13
   days on market $171,500 Active 99 DOM
8. 2026-06-10
   days on market $171,500 Active 97 DOM
9. 2026-06-09
   days on market $171,500 Active 96 DOM
10. 2026-06-08
    days on market $171,500 Active 95 DOM
11. 2026-06-07
    days on market $171,500 Active 94 DOM
12. 2026-06-05
    days on market $171,500 Active 91 DOM
13. 2026-06-03
    days on market $171,500 Active 90 DOM
14. 2026-06-02
    days on market $171,500 Active 89 DOM
15. 2026-06-01
    days on market $171,500 Active 88 DOM
16. 2026-05-31
    days on market $171,500 Active 87 DOM
17. 2026-05-30
    days on market $171,500 Active 86 DOM
18. 2026-03-05
    listed $171,500 Active 592-char remark

    Show marketing remark (592 chars)

    Casablanca West is less than 3 miles from UF, Shands Hospital, and Butler Plaza! This unit is a beautiful end-unit with two stories and a large screened in back porch. . No carpets anywhere other than the stairs! The main floor features a bright living and dining area with a functional layout, a kitchen with ample cabinet space, and an in-unit laundry area. Enjoy a community pool and ample resident and guest parking. On multiple direct bus lines to UF. Move-in ready and well suited for both owner-occupants and investors seeking a prime Gainesville location. Rented through 7-31-2026.

19. 2023-11-06
    historical
20. 2023-10-31
    price $193,900
21. 2023-09-16
    listed $194,500 Active
22. 2019-08-05
    soldstatus $111,000
23. 2019-08-02
    soldstatus $111,000
24. 2019-06-17
    listed $116,580
25. 2012-01-06
    soldstatus $56,500
26. 2011-11-17
    listed $61,500
27. 2005-06-20
    soldstatus $129,000
28. 2004-12-14
    soldstatus $105,000
29. 1999-06-01
    soldstatus $61,000
30. 1986-08-01
    soldstatus $51,900

ⓘ 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: $3,056 · $255/mo
• Projected year-2 tax: $3,056 · $255/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: $19,797
• − Mortgage interest: −$9,607
• − Property taxes: −$3,056
• − Insurance: −$858
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$4,020
• − Depreciation: −$4,989
• Taxable loss: −$5,901
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $-1,671/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): 54,566
• Household income: $61,588
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 4709.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 16% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -150.91%
• Current HPI: 253.0629
• Rent YoY: ▲ 2.89%
• 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

+230.4% since first listed

13 events — show timeline

• 2026-03-05 Listed $171,500 Stellar MLS as Distributed by MLS Grid
• 2023-11-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-31 Price Changed $193,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-16 Listed $194,500 Stellar MLS as Distributed by MLS Grid
• 2019-08-05 Sold (Public Records) $111,000 Public Records
• 2019-08-02 Sold (MLS) $111,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-17 Listed $116,580 Stellar MLS as Distributed by MLS Grid
• 2012-01-06 Sold (MLS) $56,500 Stellar MLS as Distributed by MLS Grid
• 2011-11-17 Listed $61,500 Stellar MLS as Distributed by MLS Grid
• 2005-06-20 Sold (Public Records) $129,000 Public Records
• 2004-12-14 Sold (Public Records) $105,000 Public Records
• 1999-06-01 Sold (Public Records) $61,000 Public Records
• 1986-08-01 Sold (Public Records) $51,900 Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,056 · +4.3% YoY. Source: county tax records.