6400 NW 106th Pl #21 · Alachua, FL 32615

$149,000

2 bd · 2.0 ba · 968 sqft · Condo public records · 119 Days on market

Built 1985 $334/mo HOA · 20% of rent

---

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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2-bedroom, 2-bathroom ground-floor end unit located in the desirable Turkey Creek community. This light-filled condo provides comfort, convenience, and low-maintenance living. The spacious family room features a cozy wood-burning fireplace, perfect for relaxing evenings. The dining room includes sliding glass doors that open directly to the 22-unit community pool, creating seamless indoor-outdoor flow. The kitchen overlooks the dining area with views of the pool. The primary suite includes an updated en-suite bathroom, and both bathrooms have been tastefully renovated. Additional highlights: • Ground-floor convenience • End unit for added privacy and natural light • New washer and dryer inside the unit • Carpet in bedrooms, family, and dining areas • Tile flooring in hallway, kitchen, and bathrooms Condo HOA includes exterior maintenance, including the roof, which was replaced approximately 2 years ago. Turkey Creek amenities include: • Gated entry • Community pool • Tennis and pickleball courts • Community park • 18-hole golf course • On-site restaurant • Golf cart-friendly community Low-maintenance living in a well-established golf course community.

Key facts

• Community pool
• End unit
• Sliding glass doors

Tags

• GROUND-FLOOR CONVENIENCE
• END UNIT
• WOOD-BURNING FIREPLACE
• SLIDING GLASS DOORS
• COMMUNITY POOL
• UPDATED EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-76 ($-910/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (9.0% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#188 in FL, #2,996 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: 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: W. W. Irby Elementary School (379 students, 66% FRL); A. L. Mebane Middle School (math 36% / reading 40%, grade F, #388 of 571 statewide, top 69%, 332 students, 61% FRL); Santa Fe High School (math 35% / reading 56%, grade D-, #223 of 667 statewide, top 34%, 1,154 students, 47% FRL).
• Market conditions: 402 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 $1k of loan paydown is wiped out by about $4k 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 119 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,590 (9.0% 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. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.14% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 7.3

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-28,708
• Equity at exit: $22,216

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-30,143
• Equity at exit: $12,883

Cash invested: $41,720 (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 32615

• Home prices YoY: -21.6%
• Active inventory: 402
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$240 /mo · $2,877/yr
• Insurance: −$62
• HOA: −$334
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-76

Break-even live

Break-even rent $1,794

Max offer price $135,611

Occupancy floor 99%

Sensitivity live

Price	-10% $9	-5% $-34	+0% $-76	+5% $-118	+10% $-160
Rent	-10% $-210	-5% $-143	+0% $-76	+5% $-9	+10% $58
Rate	-1.0pp $-1	-0.5pp $-38	base $-76	+0.5pp $-114	+1.0pp $-154

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $334 · $4,008/yr
• Likely covers: exterior maint.poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $149,000 Active 119 DOM
2. 2026-06-18
   days on market $149,000 Active 116 DOM
3. 2026-06-17
   days on market $149,000 Active 115 DOM
4. 2026-06-16
   days on market $149,000 Active 114 DOM
5. 2026-06-15
   days on market $149,000 Active 113 DOM
6. 2026-06-14
   days on market $149,000 Active 111 DOM
7. 2026-06-13
   days on market $149,000 Active 110 DOM
8. 2026-06-10
   days on market $149,000 Active 108 DOM
9. 2026-06-09
   days on market $149,000 Active 107 DOM
10. 2026-06-08
    days on market $149,000 Active 106 DOM
11. 2026-06-07
    days on market $149,000 Active 105 DOM
12. 2026-06-05
    days on market $149,000 Active 102 DOM
13. 2026-06-03
    days on market $149,000 Active 101 DOM
14. 2026-06-02
    days on market $149,000 Active 100 DOM
15. 2026-06-01
    days on market $149,000 Active 99 DOM
16. 2026-05-31
    days on market $149,000 Active 98 DOM
17. 2026-05-30
    days on market $149,000 Active 97 DOM
18. 2026-05-09
    price $149,000 1318-char remark

    Show marketing remark (1318 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom ground-floor end unit located in the desirable Turkey Creek community. This light-filled condo provides comfort, convenience, and low-maintenance living. The spacious family room features a cozy wood-burning fireplace, perfect for relaxing evenings. The dining room includes sliding glass doors that open directly to the 22-unit community pool, creating seamless indoor-outdoor flow. The kitchen overlooks the dining area with views of the pool. The primary suite includes an updated en-suite bathroom, and both bathrooms have been tastefully renovated. Additional highlights: • Ground-floor convenience • End unit for added privacy and natural light • New washer and dryer inside the unit • Carpet in bedrooms, family, and dining areas • Tile flooring in hallway, kitchen, and bathrooms Condo HOA includes exterior maintenance, including the roof, which was replaced approximately 2 years ago. Turkey Creek amenities include: • Gated entry • Community pool • Tennis and pickleball courts • Community park • 18-hole golf course • On-site restaurant • Golf cart-friendly community Low-maintenance living in a well-established golf course community.

19. 2026-04-13
    price $160,000 1318-char remark

    Show marketing remark (1318 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom ground-floor end unit located in the desirable Turkey Creek community. This light-filled condo provides comfort, convenience, and low-maintenance living. The spacious family room features a cozy wood-burning fireplace, perfect for relaxing evenings. The dining room includes sliding glass doors that open directly to the 22-unit community pool, creating seamless indoor-outdoor flow. The kitchen overlooks the dining area with views of the pool. The primary suite includes an updated en-suite bathroom, and both bathrooms have been tastefully renovated. Additional highlights: • Ground-floor convenience • End unit for added privacy and natural light • New washer and dryer inside the unit • Carpet in bedrooms, family, and dining areas • Tile flooring in hallway, kitchen, and bathrooms Condo HOA includes exterior maintenance, including the roof, which was replaced approximately 2 years ago. Turkey Creek amenities include: • Gated entry • Community pool • Tennis and pickleball courts • Community park • 18-hole golf course • On-site restaurant • Golf cart-friendly community Low-maintenance living in a well-established golf course community.

20. 2026-02-22
    listed $165,000 Active 1318-char remark

    Show marketing remark (1318 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom ground-floor end unit located in the desirable Turkey Creek community. This light-filled condo provides comfort, convenience, and low-maintenance living. The spacious family room features a cozy wood-burning fireplace, perfect for relaxing evenings. The dining room includes sliding glass doors that open directly to the 22-unit community pool, creating seamless indoor-outdoor flow. The kitchen overlooks the dining area with views of the pool. The primary suite includes an updated en-suite bathroom, and both bathrooms have been tastefully renovated. Additional highlights: • Ground-floor convenience • End unit for added privacy and natural light • New washer and dryer inside the unit • Carpet in bedrooms, family, and dining areas • Tile flooring in hallway, kitchen, and bathrooms Condo HOA includes exterior maintenance, including the roof, which was replaced approximately 2 years ago. Turkey Creek amenities include: • Gated entry • Community pool • Tennis and pickleball courts • Community park • 18-hole golf course • On-site restaurant • Golf cart-friendly community Low-maintenance living in a well-established golf course community.

21. 2021-10-28
    soldstatus $110,000
22. 2021-10-04
    soldstatus $110,000 Closed 535-char remark

    Show marketing remark (535 chars)

    Well maintained 2 bedroom 2 bath ground floor condo located in a gated, golf course community only 2 miles north of NW 43rd St off 441. Spacious living/dining area. Pantry in kitchen as well as laundry closet. The association cares for the exterior of the building adding to your peace of mind. The Turkey Creek community also has a community pool, tennis courts and playground available to all residents free of charge. Turkey Creek is only 10 miles or a 20 minute drive to the UF or Santa Fe campus. Come take a look today! 5+ Units.

23. 2021-07-10
    historical 535-char remark

    Show marketing remark (535 chars)

    Well maintained 2 bedroom 2 bath ground floor condo located in a gated, golf course community only 2 miles north of NW 43rd St off 441. Spacious living/dining area. Pantry in kitchen as well as laundry closet. The association cares for the exterior of the building adding to your peace of mind. The Turkey Creek community also has a community pool, tennis courts and playground available to all residents free of charge. Turkey Creek is only 10 miles or a 20 minute drive to the UF or Santa Fe campus. Come take a look today! 5+ Units.

24. 2021-07-07
    listed $110,000 535-char remark

    Show marketing remark (535 chars)

    Well maintained 2 bedroom 2 bath ground floor condo located in a gated, golf course community only 2 miles north of NW 43rd St off 441. Spacious living/dining area. Pantry in kitchen as well as laundry closet. The association cares for the exterior of the building adding to your peace of mind. The Turkey Creek community also has a community pool, tennis courts and playground available to all residents free of charge. Turkey Creek is only 10 miles or a 20 minute drive to the UF or Santa Fe campus. Come take a look today! 5+ Units.

ⓘ 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: $2,877 · $240/mo
• Projected year-2 tax: $2,877 · $240/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: $20,376
• − Mortgage interest: −$8,346
• − Property taxes: −$2,877
• − Insurance: −$745
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$4,008
• − Depreciation: −$4,335
• Taxable loss: −$3,195
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $-143/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 — Alachua

• Score: 77/100
• State rank: #188
• US rank: #2996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alachua, FL
• City population: 31,819
• Population (ZIP): 16,244

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 (67%)
• Race & ethnicity: White 67% Black 18% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% German/W. Germanic 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: ▼ -77.36%
• Current HPI: 280.2476
• Rent YoY: —
• Metro: —
• 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

+35.5% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-28 Sold (Public Records) $110,000 Public Records
• 2021-10-04 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-07-07 Listed $110,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $2,877 · +14.0% YoY. Source: county tax records.