1700 16th Ct Unit K22 · Gainesville, FL 32608

$103,000

2 bd · 1.0 ba · 853 sqft · Condo public records · 154 Days on market

Built 1987 $330/mo HOA · 22% 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 +13.8/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

5+ Units.

Key facts

• Community pool
• Laundry room
• Open layout

Tags

• NEW KITCHEN FLOORING
• STAINLESS STEEL APPLIANCES
• INTERIOR REPIPE
• OPEN LAYOUT
• COMMUNITY POOL
• LAUNDRY ROOM

Property features AI

Finance

• Other: Unit is unfurnished; Living area reported as 853 square feet
• Financial info: Total annual association fees $3,963.72; No lease restrictions reported
• HOA & community: Bosshardt HOA (monthly fee $330.31); HOA covers pool, structure maintenance, grounds maintenance, trash, and water; Pool in community; Cats and dogs allowed

Exterior

• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available and connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; 2 total stories; Faces north; Building K
• Construction: Brick construction; Shingle roof; Slab foundation; Built as part of Summit House development
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $103k.

Deal economics

• At list price, monthly cash flow is $9 ($108/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $91k (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: Rents rising (+2.9%/yr); 604 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 $712 of loan paydown is wiped out by about $3k 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 154 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $103k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 22% of rent.

Recommended offer $90,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.43% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 5.8

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-15,987
• Equity at exit: $15,358

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-12,655
• Equity at exit: $8,906

Cash invested: $28,840 (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: 604
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$242 /mo · $2,898/yr
• Insurance: −$43
• HOA: −$330
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $9

Break-even live

Break-even rent $1,461

Max offer price $103,000

Occupancy floor 94%

Sensitivity live

Price	-10% $67	-5% $38	+0% $9	+5% $-20	+10% $-49
Rent	-10% $-107	-5% $-49	+0% $9	+5% $67	+10% $125
Rate	-1.0pp $61	-0.5pp $35	base $9	+0.5pp $-18	+1.0pp $-45

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-19
   status $103,000 Pending 154 DOM
2. 2026-06-18
   days on market $103,000 Active 154 DOM
3. 2026-06-17
   days on market $103,000 Active 153 DOM
4. 2026-06-16
   pricedays on market $103,000 Active 152 DOM
5. 2026-06-15
   days on market $107,000 Active 151 DOM
6. 2026-06-14
   days on market $107,000 Active 149 DOM
7. 2026-06-13
   days on market $107,000 Active 148 DOM
8. 2026-06-10
   days on market $107,000 Active 146 DOM
9. 2026-06-09
   days on market $107,000 Active 145 DOM
10. 2026-06-08
    days on market $107,000 Active 144 DOM
11. 2026-06-07
    days on market $107,000 Active 143 DOM
12. 2026-06-05
    days on market $107,000 Active 140 DOM
13. 2026-06-03
    days on market $107,000 Active 139 DOM
14. 2026-06-02
    days on market $107,000 Active 138 DOM
15. 2026-06-01
    days on market $107,000 Active 137 DOM
16. 2026-05-31
    days on market $107,000 Active 136 DOM
17. 2026-05-30
    days on market $107,000 Active 135 DOM
18. 2026-05-17
    status Active
19. 2026-05-17
    price $107,000
20. 2026-05-09
    status Pending
21. 2026-04-28
    price $109,000
22. 2026-01-07
    listed $112,000 Active
23. 2025-11-30
    historical
24. 2025-10-27
    price $118,000
25. 2025-10-01
    status Active
26. 2025-09-30
    historical
27. 2025-08-05
    price $120,000
28. 2025-06-03
    status Active
29. 2025-05-31
    historical
30. 2025-05-01
    status Active
31. 2025-04-30
    historical
32. 2025-03-10
    status Active
33. 2025-02-05
    status Pending
34. 2024-12-18
    listed $137,000 Active
35. 2001-07-06
    soldstatus $37,500
36. 2001-07-05
    soldstatus $37,500 9-char remark

    Show marketing remark (9 chars)

    5+ Units.

37. 2001-05-16
    listed $38,000 9-char remark

    Show marketing remark (9 chars)

    5+ Units.

38. 1994-11-01
    soldstatus $23,500
39. 1986-03-01
    soldstatus $44,000

ⓘ 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: $2,898 · $242/mo
• Projected year-2 tax: $2,898 · $242/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: $17,674
• − Mortgage interest: −$5,770
• − Property taxes: −$2,898
• − Insurance: −$515
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − HOA: −$3,960
• − Depreciation: −$2,996
• Taxable loss: −$1,293
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $418/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

+143.2% since first listed

22 events — show timeline

• 2026-05-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-17 Price Changed $107,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed $112,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-18 Listed $137,000 Stellar MLS as Distributed by MLS Grid
• 2001-07-06 Sold (Public Records) $37,500 Public Records
• 2001-07-05 Sold (MLS) $37,500 Stellar MLS as Distributed by MLS Grid
• 2001-05-16 Listed $38,000 Stellar MLS as Distributed by MLS Grid
• 1994-11-01 Sold (Public Records) $23,500 Public Records
• 1986-03-01 Sold (Public Records) $44,000 Public Records

Property tax history

+26.2%/yr

Latest (2025): $2,898 · +9.5% YoY. Source: county tax records.