23832 NW 183rd Rd · High Springs, FL 32643

$189,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 43 Days on market

Built 1964 0.29 ac lot ↓ 14% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid concrete block CORNER LOT vintage home with 3 beds/1 bath and wood floors that are gorgeous!! Tile window sills, sweet mosaic tile front porch with vintage cast iron decorative posts!! GREAT bones!! Built in 1964, when homes were built to last! Just 2 blocks from all the activity in downtown High Springs, great restaurants, antique shops, close enough to walk there, and just far away enough to be in a peaceful area! There are approximately 8 springs in the area and close to Gainesville!

Key facts

• 0.29 acre lot
• Built 1964
• Listed 43 days

Property features AI

Finance

• Other: Zoning: R2; Total acreage between 1/4 and less than 1/2 acre (approx. 0.29 acres)
• Financial info: No lease restrictions; Property is homestead exempt (yes)
• HOA & community: No HOA/association listed; Development: Whetstone Estates Addn

Exterior

• Parking: No specific parking information provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Southwest facing; Property is completed
• Construction: Block construction; Metal roof; Slab foundation; Built on mature landscaping with trees
• Exterior features: Private mailbox; Corner lot; Historic district setting; Landscaped grounds; Level lot; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Seven total rooms
• Laundry & utility: No laundry room (none listed); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.9% in High Springs — 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 (#506 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: High Springs Community School (math 68% / reading 60%, grade B, #552 of 2,144 statewide, top 26%, 974 students, 45% FRL); Santa Fe High School (math 35% / reading 56%, grade D-, #223 of 667 statewide, top 34%, 1,154 students, 47% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 192 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $5,417
• Equity at exit: $28,181

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $51,345
• Equity at exit: $16,341

Cash invested: $52,920 (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 32643

• Home prices YoY: -5.5%
• Active inventory: 192
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,452 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $565

Break-even live

Break-even rent $1,737

Max offer price $189,000

Occupancy floor 72%

Sensitivity live

Price	-10% $695	-5% $630	+0% $565	+5% $499	+10% $434
Rent	-10% $371	-5% $468	+0% $565	+5% $662	+10% $758
Rate	-1.0pp $660	-0.5pp $613	base $565	+0.5pp $516	+1.0pp $466

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18160 High Springs Main St Unit 1359107P High Springs, FL	2.0	1.0	990	$2,646	$2.67	23d	1	0.34mi
17451 Southside Ct High Springs, FL	2.0	1.0	1132	$1,800	$1.59	23d	1	0.61mi
25042 W US Highway 27 High Springs, FL	3.0	1.0	864	$1,500	$1.74	23d	1	0.85mi

Listing history 22 events

1. 2026-06-23
   days on market $189,000 Active 43 DOM
2. 2026-06-21
   days on market $189,000 Active 42 DOM
3. 2026-06-18
   days on market $189,000 Active 39 DOM
4. 2026-06-17
   days on market $189,000 Active 38 DOM
5. 2026-06-16
   days on market $189,000 Active 37 DOM
6. 2026-06-15
   days on market $189,000 Active 36 DOM
7. 2026-06-14
   days on market $189,000 Active 34 DOM
8. 2026-06-13
   days on market $189,000 Active 33 DOM
9. 2026-06-10
   pricedays on market $189,000 Active 31 DOM
10. 2026-06-09
    days on market $199,000 Active 30 DOM

    Show marketing remark (502 chars)

    Solid concrete block CORNER LOT vintage home with 3 beds/1 bath and wood floors that are gorgeous!! Tile window sills, sweet mosaic tile front porch with vintage cast iron decorative posts!! GREAT bones!! Built in 1964, when homes were built to last! Just 2 blocks from all the activity in downtown High Springs, great restaurants, antique shops, close enough to walk there, and just far away enough to be in a peaceful area! There are approximately 8 springs in the area and close to Gainesville!

11. 2026-06-08
    days on market $199,000 Active 29 DOM
12. 2026-06-07
    days on market $199,000 Active 28 DOM
13. 2026-06-05
    days on market $199,000 Active 25 DOM
14. 2026-06-03
    days on market $199,000 Active 24 DOM
15. 2026-06-02
    days on market $199,000 Active 23 DOM
16. 2026-06-01
    days on market $199,000 Active 22 DOM
17. 2026-05-31
    days on market $199,000 Active 21 DOM
18. 2026-05-30
    days on market $199,000 Active 20 DOM
19. 2026-05-10
    listed $199,000 Active 538-char remark
20. 2026-05-08
    listed $199,000 Active 535-char remark

    Show marketing remark (502 chars)

    Solid concrete block CORNER LOT vintage home with 3 beds/1 bath and wood floors that are gorgeous!! Tile window sills, sweet mosaic tile front porch with vintage cast iron decorative posts!! GREAT bones!! Built in 1964, when homes were built to last! Just 2 blocks from all the activity in downtown High Springs, great restaurants, antique shops, close enough to walk there, and just far away enough to be in a peaceful area! There are approximately 8 springs in the area and close to Gainesville!

21. 2026-01-21
    price $200,000
22. 2025-09-09
    listed $219,000 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,427
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$1,742
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$5,498
• Taxable income: $4,056
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $5,803/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 — High Springs

• Score: 68/100
• State rank: #506
• US rank: #9346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: High Springs, FL
• County: Alachua County · 218,005 people
• City population: 11,953
• Metro: Gainesville, FL
• Population (ZIP): 11,953
• Household income: $83,386
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 150.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Cuban 1%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -18.02%
• Current HPI: 308.0178
• 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

-13.7% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $189,000 DGLMLS
• 2026-06-09 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-10 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $199,000 DGLMLS
• 2026-01-21 Price Changed $200,000 DGLMLS
• 2025-09-09 Listed $219,000 DGLMLS

Property tax history

+0.9%/yr

Latest (2025): $188 · +4.7% YoY. Source: county tax records.