1500 NW 4th Ave #208 · Gainesville, FL 32603

$189,900

1 bd · 1.0 ba · 531 sqft · Condo public records · 74 Days on market

Built 2008 $455/mo HOA · 25% of rent

---

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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Appreciation +6.8/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Rare 1-bedroom, 1-bathroom floor plan just steps from the University of Florida! This upscale condo offers high ceilings and an airy, open layout, with a private balcony off the living area that fills the space with natural light. The kitchen features granite countertops, appliances, and a convenient breakfast bar—perfect for both everyday living and entertaining. Enjoy wood-look flooring and tile throughout, with no carpet for easy maintenance. Located in a secure building with controlled access, residents benefit from key fob entry, elevator code access, and one assigned parking space in the ground-floor garage. Ideally situated STEPS AWAY to UF campus, Midtown dining, and the football stadium, this property is perfect for both homeowners and investors seeking a prime location.

Key facts

• $455 HOA
• Garage
• Built 2008

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.7% below list).
• Recommended offer: $143k (24.9% 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: Carolyn Beatrice Parker Elementary (math 46% / reading 50%, grade D, #1,171 of 2,144 statewide, top 55%, 506 students, 41% FRL); Westwood Middle School (math 47% / reading 51%, grade C-, #265 of 571 statewide, top 48%, 847 students, 56% FRL); Gainesville High School (math 48% / reading 57%, grade C-, #154 of 667 statewide, top 24%, 1,873 students, 47% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 28 active listings in the ZIP; lower-income renter base — watch delinquency; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $1,811/mo this rent would consume 162% of the median local household income ($13k/yr) (locally 1672% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.5% local appreciation)).
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,700 (24.9% 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 74 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.95% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.22×
• Total profit: $11,476
• Equity at exit: $91,083

10-year hold

• IRR: 6.8%
• Equity multiple: 2.10×
• Total profit: $58,611
• Equity at exit: $144,968

Cash invested: $53,172 (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 32603

• Home prices YoY: 1.3%
• Active inventory: 28
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$168 /mo · $2,011/yr
• Insurance: −$79
• HOA: −$455
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-267

Break-even live

Break-even rent $2,149

Max offer price $142,700

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-213	+0% $-267	+5% $-321	+10% $-375
Rent	-10% $-410	-5% $-339	+0% $-267	+5% $-196	+10% $-124
Rate	-1.0pp $-172	-0.5pp $-219	base $-267	+0.5pp $-316	+1.0pp $-366

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $455 · $5,460/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $189,900 Active 74 DOM
2. 2026-06-18
   days on market $189,900 Active 71 DOM
3. 2026-06-17
   days on market $189,900 Active 70 DOM
4. 2026-06-16
   days on market $189,900 Active 69 DOM
5. 2026-06-15
   days on market $189,900 Active 68 DOM
6. 2026-06-14
   days on market $189,900 Active 66 DOM
7. 2026-06-13
   days on market $189,900 Active 65 DOM
8. 2026-06-10
   days on market $189,900 Active 63 DOM
9. 2026-06-09
   days on market $189,900 Active 62 DOM
10. 2026-06-08
    days on market $189,900 Active 61 DOM
11. 2026-06-07
    days on market $189,900 Active 60 DOM
12. 2026-06-05
    days on market $189,900 Active 57 DOM
13. 2026-06-03
    days on market $189,900 Active 56 DOM
14. 2026-06-02
    days on market $189,900 Active 55 DOM
15. 2026-06-01
    days on market $189,900 Active 54 DOM
16. 2026-05-31
    days on market $189,900 Active 53 DOM
17. 2026-05-30
    days on market $189,900 Active 52 DOM
18. 2026-05-08
    price $189,900 796-char remark

    Show marketing remark (796 chars)

    Rare 1-bedroom, 1-bathroom floor plan just steps from the University of Florida! This upscale condo offers high ceilings and an airy, open layout, with a private balcony off the living area that fills the space with natural light. The kitchen features granite countertops, appliances, and a convenient breakfast bar—perfect for both everyday living and entertaining. Enjoy wood-look flooring and tile throughout, with no carpet for easy maintenance. Located in a secure building with controlled access, residents benefit from key fob entry, elevator code access, and one assigned parking space in the ground-floor garage. Ideally situated STEPS AWAY to UF campus, Midtown dining, and the football stadium, this property is perfect for both homeowners and investors seeking a prime location.

19. 2026-04-17
    price $199,900 796-char remark

    Show marketing remark (796 chars)

    Rare 1-bedroom, 1-bathroom floor plan just steps from the University of Florida! This upscale condo offers high ceilings and an airy, open layout, with a private balcony off the living area that fills the space with natural light. The kitchen features granite countertops, appliances, and a convenient breakfast bar—perfect for both everyday living and entertaining. Enjoy wood-look flooring and tile throughout, with no carpet for easy maintenance. Located in a secure building with controlled access, residents benefit from key fob entry, elevator code access, and one assigned parking space in the ground-floor garage. Ideally situated STEPS AWAY to UF campus, Midtown dining, and the football stadium, this property is perfect for both homeowners and investors seeking a prime location.

20. 2026-04-08
    listed $205,000 Active 796-char remark

    Show marketing remark (796 chars)

    Rare 1-bedroom, 1-bathroom floor plan just steps from the University of Florida! This upscale condo offers high ceilings and an airy, open layout, with a private balcony off the living area that fills the space with natural light. The kitchen features granite countertops, appliances, and a convenient breakfast bar—perfect for both everyday living and entertaining. Enjoy wood-look flooring and tile throughout, with no carpet for easy maintenance. Located in a secure building with controlled access, residents benefit from key fob entry, elevator code access, and one assigned parking space in the ground-floor garage. Ideally situated STEPS AWAY to UF campus, Midtown dining, and the football stadium, this property is perfect for both homeowners and investors seeking a prime location.

21. 2019-04-17
    soldstatus $133,000
22. 2019-04-12
    soldstatus $133,000 595-char remark

    Show marketing remark (595 chars)

    Walk to UF classes and the football stadium! Lovely and unique end-unit condo is not bordered on either side by other neighbors. Upgraded wood floors throughout, and private balcony off of the living room. This newer construction luxury community has an entire building secured entry at night, and a fob or elevator code is required for access into the condo units at all times. Condo is also pre-wired for a security alarm. Upgraded kitchen with granite countertops, under mounted sink and canned lighting. This condo comes with 1 assigned parking space in the gated and covered parking garage.

23. 2018-12-03
    listed $138,900 595-char remark

    Show marketing remark (595 chars)

    Walk to UF classes and the football stadium! Lovely and unique end-unit condo is not bordered on either side by other neighbors. Upgraded wood floors throughout, and private balcony off of the living room. This newer construction luxury community has an entire building secured entry at night, and a fob or elevator code is required for access into the condo units at all times. Condo is also pre-wired for a security alarm. Upgraded kitchen with granite countertops, under mounted sink and canned lighting. This condo comes with 1 assigned parking space in the gated and covered parking garage.

24. 2008-03-27
    soldstatus $167,900
25. 2008-03-21
    soldstatus $167,900
26. 2006-12-01
    listed $167,900

ⓘ 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: $2,011 · $168/mo
• Projected year-2 tax: $2,011 · $168/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 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: $21,728
• − Mortgage interest: −$10,637
• − Property taxes: −$2,011
• − Insurance: −$950
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − HOA: −$5,460
• − Depreciation: −$5,524
• Taxable loss: −$6,331
• Est. tax savings @ 24.0%: +$1,520
• After-tax cash flow: $-1,687/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): 7,419
• Household income: $13,408
• Rent vs Own: 90.3% rent · 9.7% own
• Severe rent burden: 1672.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 15% Asian 12% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 4% Salvadoran 1%
• Common ancestry: Romanian 5% Slovak 3% Scotch-Irish 3%
• Foreign-born: 13% · Canada, China, Dominican Republic
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 5% 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: ▲ 3.53%
• Current HPI: 273.8492
• Rent YoY: —
• 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

+13.1% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-17 Sold (Public Records) $133,000 Public Records
• 2019-04-12 Sold (MLS) $133,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-03 Listed $138,900 Stellar MLS as Distributed by MLS Grid
• 2008-03-27 Sold (Public Records) $167,900 Public Records
• 2008-03-21 Sold (MLS) $167,900 Stellar MLS as Distributed by MLS Grid
• 2006-12-01 Listed $167,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.0%/yr

Latest (2025): $2,011 · +4.5% YoY. Source: county tax records.