24265 NW 10th Rd · Newberry, FL 32669

$327,070

4 bd · 2.0 ba · 1,774 sqft · SingleFamily · 9 Days on market

Built 2026 Good condition 5,662 sqft lot $100/mo HOA · 4% 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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Welcome to a spacious and inviting 4-bedroom and open-concept home where design meets functional elegance. The seamless flow between living areas and the kitchen creates an expansive environment perfect for both daily living and entertaining. The kitchen is a focal point of this home and designed for style and convenience including a stainless-steel range, microwave, built-in dishwasher. Four well-appointed bedrooms and located in the front of the home and nearby a full bathroom. The primary bedroom features an ensuite bathroom, double vanity, and walk-in closet. The laundry room is complete with a washer and dryer hook up. This residence embodies the perfect harmony of

Key facts

• Open-concept home
• Double vanity
• Walk-in closet

Tags

• OPEN-CONCEPT HOME
• STAINLESS-STEEL RANGE
• BUILT-IN DISHWASHER
• ENSUITE BATHROOM
• DOUBLE VANITY
• WALK-IN CLOSET

Property features AI

Finance

• Other: Builder permit number: 26-0105; Builder license number: CRC057592; Living area reported as 1,774 (builder source)
• Financial info: Total annual HOA fees $1,200; Property is unfurnished; Lease restrictions apply
• HOA & community: HOA managed by Guardian Association Management; Monthly HOA fee $100 (required); association approval required; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; Under construction with projected completion on 2026-10-02; One story; Northwest facing; Located in the Avalon development; PUD zoning
• Construction: Frame construction; Shingle roof; Slab foundation; New construction; Built by DR Horton INC (model: Cali)
• Exterior features: Paved road access; Lot approximately 0.13 acres (0 to less than 1/4 acre)

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Home covered by a home warranty
• Laundry & utility: Laundry room; Irrigation equipment

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $327k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (15.0% below list).
• Recommended offer: $278k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% in Newberry — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#524 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute 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: Newberry Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 661 students, 44% FRL); Newberry High School (math 35% / reading 54%, grade F, #237 of 667 statewide, top 36%, 728 students, 50% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 419 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 34% of the median local income ($100k/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 $2k of loan paydown is wiped out by about $10k 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.

Recommended offer $278,032 (15.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-61,728
• Equity at exit: $48,767

10-year hold

• IRR: -10.5%
• Equity multiple: 0.34×
• Total profit: $-60,113
• Equity at exit: $28,279

Cash invested: $91,580 (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 32669

• Home prices YoY: -22.1%
• Rents YoY: 3.6%
• Active inventory: 419
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,780 medium
• Mortgage (P&I): −$1,715
• Tax est. 1.5%: −$409 /mo · $4,906/yr
• Insurance: −$136
• HOA: −$100
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-164

Break-even live

Break-even rent $2,988

Max offer price $303,360

Occupancy floor —

Sensitivity live

Price	-10% $62	-5% $-51	+0% $-164	+5% $-277	+10% $-390
Rent	-10% $-383	-5% $-274	+0% $-164	+5% $-54	+10% $56
Rate	-1.0pp $1	-0.5pp $-81	base $-164	+0.5pp $-249	+1.0pp $-335

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: $81,768
• Closing costs: $9,812
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24672 NW 11th Pl Newberry, FL	5.0	3.0	2370	$2,600	$1.10	14d	1	0.27mi
1100 NW 248th Dr Newberry, FL	4.0	2.5	2148	$2,600	$1.21	22d	1	0.35mi
2181 NW 247th Dr Newberry, FL	4.0	2.0	1768	$2,475	$1.40	22d	1	0.84mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 7 events

1. 2026-06-21
   days on market $327,070 Active 9 DOM
2. 2026-06-18
   days on market $327,070 Active 6 DOM
3. 2026-06-17
   days on market $327,070 Active 5 DOM
4. 2026-06-16
   days on market $327,070 Active 4 DOM
5. 2026-06-15
   days on market $327,070 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $327,070 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,364
• − Mortgage interest: −$18,321
• − Property taxes: −$4,906
• − Insurance: −$1,635
• − Repairs & maintenance: −$2,669
• − Management: −$2,669
• − HOA: −$1,200
• − Depreciation: −$9,515
• Taxable loss: −$7,552
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $-154/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a modern design and well-maintained exterior and interior. It is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Resale Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Newberry

• Score: 68/100
• State rank: #524
• US rank: #9753

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B+ Housing A+ Health & safety D User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, FL
• County: Alachua County · 218,005 people
• City population: 17,704
• Metro: Gainesville, FL
• Population (ZIP): 17,704
• Household income: $99,548
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 161.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 15% Two or more races 14% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -74.83%
• Current HPI: 263.4335
• Rent YoY: ▲ 3.57%
• 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

1 event — show timeline

• 2026-06-12 Listed $327,070 Stellar MLS as Distributed by MLS Grid