2590 SW 250th Ter · Newberry, FL 32669

$322,500

4 bd · 2.0 ba · 1,820 sqft · SingleFamily · 30 Days on market

Built 2026 Excellent condition 5,750 sqft lot $25/mo HOA · 1% 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 +12.6/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Pre-Construction. To be built. Welcome to Country Way South Phase 2 by Adams Homes in Newberry! The popular 1820 floorplan offers approximately 1,820 square feet of thoughtfully designed living space featuring 4 bedrooms, 2 bathrooms, and a spacious 2-car garage. This open-concept layout is perfect for both everyday living and entertaining, with a large kitchen overlooking the dining and living areas. Interior highlights include granite countertops, upgraded cabinetry, stainless steel appliances, luxury vinyl plank flooring in main living and wet areas, LED lighting, and energy-efficient features throughout. The private primary suite features dual vanities, a large walk-in closet, and a spa

Key facts

• Large kitchen
• Upgraded cabinetry
• Granite countertops

Tags

• OPEN CONCEPT LAYOUT
• LARGE KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETRY
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Lot approximately 0.13 acres (0 to less than 1/4 acre); Paved road access; Living area approximately 1820 square feet
• Financial info: Lease restrictions apply; Total annual fees $300 (monthly equivalent $25)
• HOA & community: Country Way South (Phase 2) HOA — $25 monthly; Community mailbox; Golf carts allowed; Sidewalks; Street lights; Pets allowed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Fiber optics available; BB/HS internet available; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence; One level; Pre-construction (projected completion 2026-12-31); Northwest facing
• Construction: Stone construction; Shingle roof; Slab foundation; New construction; Built by Adams Homes (model: 1820 B)
• Exterior features: Lighting; Sidewalk

Interior

• Kitchen: Dishwasher; Range; Microwave; Disposal; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric; Heat pump; Central air conditioning
• Interior features: High ceilings; Open floorplan; Stone counters; Thermostat; In-wall pest system / Pest guard system; Walk-in closets
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $322k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-43 ($-517/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (13.2% below list).
• Recommended offer: $280k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% 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); Oak View Middle School (math 58% / reading 59%, grade B, #148 of 571 statewide, top 26%, 964 students, 49% FRL); Newberry High School (math 35% / reading 54%, grade F, #237 of 667 statewide, top 36%, 728 students, 50% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 420 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• It's been on market 30 days — a 2% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,825 (13.2% 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: 0.87% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.6

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-53,333
• Equity at exit: $48,086

10-year hold

• IRR: -7.3%
• Equity multiple: 0.52×
• Total profit: $-43,043
• Equity at exit: $27,884

Cash invested: $90,300 (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: 420
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,798 medium
• Mortgage (P&I): −$1,691
• Tax est. 1.5%: −$403 /mo · $4,838/yr
• Insurance: −$134
• HOA: −$25
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-43

Break-even live

Break-even rent $2,853

Max offer price $316,262

Occupancy floor 97%

Sensitivity live

Price	-10% $180	-5% $68	+0% $-43	+5% $-155	+10% $-266
Rent	-10% $-264	-5% $-154	+0% $-43	+5% $67	+10% $178
Rate	-1.0pp $119	-0.5pp $39	base $-43	+0.5pp $-127	+1.0pp $-212

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: $80,625
• Closing costs: $9,675
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24722 SW 21st Ln Newberry, FL	3.0	2.0	2017	$2,400	$1.19	23d	1	0.22mi
25107 SW 9th Ln Newberry, FL	3.0	2.0	1449	$2,095	$1.45	15d	1	0.81mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 18 events

1. 2026-06-21
   days on market $322,500 Active 30 DOM
2. 2026-06-18
   days on market $322,500 Active 27 DOM
3. 2026-06-17
   days on market $322,500 Active 26 DOM
4. 2026-06-16
   days on market $322,500 Active 25 DOM
5. 2026-06-15
   days on market $322,500 Active 24 DOM
6. 2026-06-14
   days on market $322,500 Active 22 DOM
7. 2026-06-13
   days on market $322,500 Active 21 DOM
8. 2026-06-10
   days on market $322,500 Active 19 DOM
9. 2026-06-09
   days on market $322,500 Active 18 DOM
10. 2026-06-08
    days on market $322,500 Active 17 DOM
11. 2026-06-07
    days on market $322,500 Active 16 DOM
12. 2026-06-05
    days on market $322,500 Active 13 DOM
13. 2026-06-03
    days on market $322,500 Active 12 DOM
14. 2026-06-02
    days on market $322,500 Active 11 DOM
15. 2026-06-01
    days on market $322,500 Active 10 DOM
16. 2026-05-31
    days on market $322,500 Active 9 DOM
17. 2026-05-30
    days on market $322,500 Active 8 DOM
18. 2026-05-22
    listed $322,500 Active

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,579
• − Mortgage interest: −$18,065
• − Property taxes: −$4,838
• − Insurance: −$1,612
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − HOA: −$300
• − Depreciation: −$9,382
• Taxable loss: −$5,990
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $920/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 · 3 photos

Excellent 100/100 None rehab

This property is a pre-construction home with a 1,820 sq ft floorplan, featuring 4 bedrooms, 2 bathrooms, and a spacious 2-car garage. The design includes granite countertops, upgraded cabinetry, stainless steel appliances, and luxury vinyl plank flooring in main living and wet areas. The home is in excellent condition and ready for construction.

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

• 2026-05-22 Listed $322,500 Stellar MLS as Distributed by MLS Grid