2811 SW Archer Rd Unit x 201 · Gainesville, FL 32608

$72,900

1 bd · 1.0 ba · 876 sqft · SingleFamily · 181 Days on market

Built 1985 Fair condition 871 sqft lot $326/mo HOA · 23% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Downstairs of Brandywine condo (1 bedroom & 1 bonus room) at the corner, next to mailboxes, spacious, quiet, peaceful living with pool, WIFI & free water paid from HOA fees. Hoa will cover all outside, mowing, trash & roof. Lots of storage space. Laundry mat is next to swimming pool in the middle of the complex, J building. Convenient to University of Florida, Shands and VA hospitals, bus stops right out front of SW Archer Rd. No need to have cars, hop on the bus to UF, shopping centers, restaurants & groceries. Owners/tenants can park cars & take the bus near the main entrance. AC/heater is appx. 1.5 years old. Make offers.

Key facts

• Free water
• Brandywine condo
• Pool

Tags

• BRANDYWINE CONDO
• POOL
• WIFI
• FREE WATER
• CORNER UNIT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $73k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (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); 594 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $504 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.92% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 4.3

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $5,978
• Equity at exit: $10,870

10-year hold

• IRR: 16.8%
• Equity multiple: 2.39×
• Total profit: $28,295
• Equity at exit: $6,303

Cash invested: $20,412 (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: 594
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$326
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $278

Break-even live

Break-even rent $1,050

Max offer price $72,900

Occupancy floor 75%

Sensitivity live

Price	-10% $329	-5% $303	+0% $278	+5% $253	+10% $228
Rent	-10% $167	-5% $223	+0% $278	+5% $334	+10% $389
Rate	-1.0pp $315	-0.5pp $297	base $278	+0.5pp $259	+1.0pp $240

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 SW 34th St Gainesville, FL	1.0–3.0	1.0–3.0	1033	$1,569	$1.52	14d	28	1.20mi

HOA detail

• Monthly dues: $326 · $3,912/yr
• Likely covers: watertrashinternetpool

Listing history 29 events

1. 2026-06-18
   days on market $72,900 Active 181 DOM
2. 2026-06-17
   days on market $72,900 Active 180 DOM
3. 2026-06-16
   days on market $72,900 Active 179 DOM
4. 2026-06-15
   days on market $72,900 Active 178 DOM
5. 2026-06-14
   days on market $72,900 Active 176 DOM
6. 2026-06-13
   days on market $72,900 Active 175 DOM
7. 2026-06-10
   days on market $72,900 Active 173 DOM
8. 2026-06-09
   days on market $72,900 Active 172 DOM
9. 2026-06-08
   days on market $72,900 Active 171 DOM
10. 2026-06-07
    days on market $72,900 Active 170 DOM
11. 2026-06-05
    days on market $72,900 Active 167 DOM
12. 2026-06-03
    days on market $72,900 Active 166 DOM
13. 2026-06-02
    days on market $72,900 Active 165 DOM
14. 2026-06-01
    days on market $72,900 Active 164 DOM
15. 2026-05-31
    days on market $72,900 Active 163 DOM
16. 2026-05-30
    days on market $72,900 Active 162 DOM
17. 2026-04-11
    historical $1,000
18. 2025-12-19
    listed $72,900 Active 662-char remark

    Show marketing remark (662 chars)

    Downstairs of Brandywine condo (1 bedroom & 1 bonus room) at the corner, next to mailboxes, spacious, quiet, peaceful living with pool, WIFI & free water paid from HOA fees. Hoa will cover all outside, mowing, trash & roof. Lots of storage space. Laundry mat is next to swimming pool in the middle of the complex, J building. Convenient to University of Florida, Shands and VA hospitals, bus stops right out front of SW Archer Rd. No need to have cars, hop on the bus to UF, shopping centers, restaurants & groceries. Owners/tenants can park cars & take the bus near the main entrance. AC/heater is appx. 1.5 years old. Make offers.

19. 2025-12-08
    listed $1,000
20. 2025-07-11
    historical $1,000
21. 2025-05-05
    price $1,000
22. 2025-03-30
    price $1,050
23. 2025-02-28
    listed $1,100
24. 2024-07-20
    historical $1,000
25. 2024-07-19
    historical
26. 2024-07-12
    listed $85,900 Active
27. 2024-05-01
    listed $1,000
28. 2022-01-26
    historical
29. 2021-04-08
    listed $85,900 Active

ⓘ 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: $16,832
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$3,912
• − Depreciation: −$2,121
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $2,724/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 · 5 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including exterior siding, flooring, and HVAC units, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior flooring — Worn and damaged tiles
• Moderate HVAC units — Older units may need replacement

Value-add opportunities

• Both Paint interior walls — Enhances appearance and value
• Both Replace HVAC units — Improves comfort and energy efficiency
• Both Replace flooring — Enhances appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior flooring · Worn and damaged tiles	Major	$15,000–50,000
HVAC units · Older units may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Paint interior walls — Enhances appearance and value ↑
• Both Replace HVAC units — Improves comfort and energy efficiency ↑
• Both Replace flooring — Enhances appearance and value ↑

ⓘ 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 — 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

-98.8% since first listed

13 events — show timeline

• 2026-04-11 Rental Removed $1,000 STELLARMLS
• 2025-12-19 Listed $72,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Listed for Rent $1,000 STELLARMLS
• 2025-07-11 Rental Removed $1,000 STELLARMLS
• 2025-05-05 Price Changed $1,000 STELLARMLS
• 2025-03-30 Price Changed $1,050 STELLARMLS
• 2025-02-28 Listed for Rent $1,100 STELLARMLS
• 2024-07-20 Rental Removed $1,000 STELLARMLS
• 2024-07-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-12 Listed $85,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-01 Listed for Rent $1,000 STELLARMLS
• 2022-01-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-04-08 Listed $85,900 Stellar MLS as Distributed by MLS Grid