1516 NE 5th Pl · Gainesville, FL 32641

$120,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 262 Days on market

Built 1971 9,583 sqft lot

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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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

Key facts

• Covered parking
• Quick access to uf
• Newer roof

Tags

• NEWER ROOF
• ONE CAR CARPORT
• COVERED PARKING
• QUICK ACCESS TO UF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (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: 92 active listings in the ZIP; 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 $830 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 262 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $120k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.03% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,474
• Equity at exit: $17,892

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $19,550
• Equity at exit: $10,375

Cash invested: $33,600 (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 32641

• Home prices YoY: -10.6%
• Active inventory: 92
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $267

Break-even live

Break-even rent $901

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $120,000 Active 262 DOM
2. 2026-06-17
   days on market $120,000 Active 261 DOM
3. 2026-06-16
   days on market $120,000 Active 260 DOM
4. 2026-06-15
   days on market $120,000 Active 259 DOM
5. 2026-06-14
   days on market $120,000 Active 257 DOM
6. 2026-06-13
   days on market $120,000 Active 256 DOM
7. 2026-06-10
   days on market $120,000 Active 254 DOM
8. 2026-06-09
   days on market $120,000 Active 253 DOM
9. 2026-06-08
   days on market $120,000 Active 252 DOM
10. 2026-06-07
    days on market $120,000 Active 251 DOM
11. 2026-06-05
    days on market $120,000 Active 248 DOM
12. 2026-06-03
    days on market $120,000 Active 247 DOM
13. 2026-06-02
    days on market $120,000 Active 246 DOM
14. 2026-06-01
    days on market $120,000 Active 245 DOM
15. 2026-05-31
    days on market $120,000 Active 244 DOM
16. 2026-05-30
    days on market $120,000 Active 243 DOM
17. 2026-04-27
    price $120,000 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

18. 2026-04-20
    status Active 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

19. 2026-04-15
    historical 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

20. 2026-03-31
    status Active 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

21. 2026-03-27
    historical 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

22. 2026-03-16
    status Active 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

23. 2026-03-14
    historical 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

24. 2026-02-02
    price $130,000 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

25. 2026-01-30
    price $137,000 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

26. 2026-01-12
    price $140,000 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

27. 2025-11-07
    price $145,000 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

28. 2025-10-13
    price $150,000 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

29. 2025-10-06
    price $155,000 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

30. 2025-09-18
    listed $160,000 Active 617-char remark

    Show marketing remark (617 chars)

    Seller Motivated . .. . GREAT INVESTMENT OPPORTUNITY !!! This 3 Bed, 1 Bath 1,170 sqft. Home is Ready for the right vision, it can be transformed into a comfortable, stylish residence with notable resale value. Being sold as-is. The home features an open concept living/dining/kitchen area with a newer Roof 2022. Outside, a one-car carport provides ample covered parking in a . 22-acre lot space It is perfectly situated to enjoy the best of Gainesville, with quick access to UF, lively entertainment, and a variety of great restaurants and shopping. Don’t wait! Schedule your showing today and make it yours!

31. 1984-02-01
    soldstatus $34,500
32. 1980-11-01
    soldstatus $29,000

ⓘ 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: $390 · $33/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$606/yr (+$50/mo · 155.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,872
• − Mortgage interest: −$6,722
• − Property taxes: −$390
• − Insurance: −$600
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,491
• Taxable income: $1,290
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,898/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
• City population: 188,348
• Population (ZIP): 15,082

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 Black (68%)
• Race & ethnicity: Black 68% White 25% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 1% Hispanic 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 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: ▼ -33.10%
• Current HPI: 278.4167
• Rent YoY: —
• Metro: —
• 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

+313.8% since first listed

16 events — show timeline

• 2026-04-27 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $137,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 1984-02-01 Sold (Public Records) $34,500 Public Records
• 1980-11-01 Sold (Public Records) $29,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $390 · +3.0% YoY. Source: county tax records.