4700 SW Archer Rd #13 · Gainesville, FL 32608

$222,000

3 bd · 3.0 ba · 1,629 sqft · Condo public records · 45 Days on market

Built 1997 $445/mo HOA · 18% 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 +15.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet Gated community near Shands, the VA, I-75, Shopping, & UF! Spacious 2 story townhome with no one living above or below you features an attached 1 car garage, large living room, dining area, separate laundry area, & screened porch. Each spacious bedroom has it''s own bathroom and large walk in closet. Upgrades Include: new carpet, new appliances, new granite counters & cabinets doors in kitchen & bathrooms, & a fresh coat of paint throughout. Amenities include: gated community with evening gate attendant, beautiful pool & hot tub, 24 hr fitness center, clubhouse, tennis, & basketball courts. HOA fee also includes cable. Short drive to Shands Hospital, the VA, & I-75! FHA Approved. Motivated Seller will entertain all reasonable offers. 5+ Units.

Key facts

• Gated community
• Screened in porch
• Fitness center

Tags

• ATTACHED GARAGE
• GATED COMMUNITY
• SCREENED IN PORCH
• GRANITE COUNTERTOPS
• FITNESS CENTER
• CLUBHOUSE

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual fees $5,340
• HOA & community: Has HOA; monthly condo fee $445; Association approval required; Association fees cover pool, insurance, structure maintenance, grounds maintenance, and trash; Community amenities include clubhouse, fitness center, pool, tennis courts, community mailbox, sidewalks; deed restrictions apply; Pets allowed with restrictions (breed and number limits); buyer approval required

Exterior

• Parking: Reserved parking; Attached garage (1 space)
• Utilities: Public water; Public sewer; Cable available; High‑speed internet available; Electricity available
• Home design: Residential condominium; Multi-family zoning; Two stories; Faces south; Unit on floor 1
• Construction: Brick and vinyl siding construction; Shingle roof; Slab foundation; Built as part of the Gables community
• Exterior features: Exterior lighting; Sidewalks; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Ceiling fans; Living room / dining room combo; Thermostat; Vaulted ceilings
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $222k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $222k).
• Recommended offer: $215k (3.0% 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); 604 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $2,500/mo this rent would consume 49% of the median local household income ($62k/yr) (locally 4709% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 45 days — a 3% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $132k; list at $222k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $215,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. 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?
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 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: 1.13% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 7.4

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-30,308
• Equity at exit: $33,101

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-19,168
• Equity at exit: $19,195

Cash invested: $62,160 (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: 604
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,164
• Tax from tax record: −$184 /mo · $2,211/yr
• Insurance: −$92
• HOA: −$445
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $89

Break-even live

Break-even rent $2,387

Max offer price $222,000

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $152	+0% $89	+5% $26	+10% $-36
Rent	-10% $-108	-5% $-9	+0% $89	+5% $188	+10% $287
Rate	-1.0pp $201	-0.5pp $146	base $89	+0.5pp $32	+1.0pp $-27

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4781 SW 36th Rd Gainesville, FL	1.0–3.0	1.0–2.0	1137	$3,020	$2.66	14d	61	0.25mi
6499 SW 44th Way Gainesville, FL	1.0–3.0	1.0–3.5	900	$2,625	$2.92	14d	13	1.47mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Likely covers: cablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $222,000 Active 45 DOM
2. 2026-06-18
   days on market $222,000 Active 42 DOM
3. 2026-06-17
   days on market $222,000 Active 41 DOM
4. 2026-06-16
   days on market $222,000 Active 40 DOM
5. 2026-06-15
   days on market $222,000 Active 39 DOM
6. 2026-06-14
   days on market $222,000 Active 37 DOM
7. 2026-06-13
   days on market $222,000 Active 36 DOM
8. 2026-06-10
   days on market $222,000 Active 34 DOM
9. 2026-06-09
   days on market $222,000 Active 33 DOM
10. 2026-06-08
    days on market $222,000 Active 32 DOM
11. 2026-06-07
    days on market $222,000 Active 31 DOM
12. 2026-06-05
    days on market $222,000 Active 28 DOM
13. 2026-06-03
    days on market $222,000 Active 27 DOM
14. 2026-06-02
    days on market $222,000 Active 26 DOM
15. 2026-06-01
    days on market $222,000 Active 25 DOM
16. 2026-05-31
    days on market $222,000 Active 24 DOM
17. 2026-05-30
    days on market $222,000 Active 23 DOM
18. 2026-05-07
    listed $230,000 Active 947-char remark
19. 2025-07-07
    historical
20. 2025-05-29
    price $234,900
21. 2025-03-26
    status Active
22. 2025-03-25
    historical
23. 2024-09-26
    listed $239,900 Active
24. 2014-06-26
    soldstatus $132,000

    Show marketing remark (802 chars)

    Quiet Gated community near Shands, the VA, I-75, Shopping, & UF! Spacious 2 story townhome with no one living above or below you features an attached 1 car garage, large living room, dining area, separate laundry area, & screened porch. Each spacious bedroom has it''s own bathroom and large walk in closet. Upgrades Include: new carpet, new appliances, new granite counters & cabinets doors in kitchen & bathrooms, & a fresh coat of paint throughout. Amenities include: gated community with evening gate attendant, beautiful pool & hot tub, 24 hr fitness center, clubhouse, tennis, & basketball courts. HOA fee also includes cable. Short drive to Shands Hospital, the VA, & I-75! FHA Approved. Motivated Seller will entertain all reasonable offers. 5+ Units.

25. 2013-04-18
    listed $139,900

    Show marketing remark (802 chars)

    Quiet Gated community near Shands, the VA, I-75, Shopping, & UF! Spacious 2 story townhome with no one living above or below you features an attached 1 car garage, large living room, dining area, separate laundry area, & screened porch. Each spacious bedroom has it''s own bathroom and large walk in closet. Upgrades Include: new carpet, new appliances, new granite counters & cabinets doors in kitchen & bathrooms, & a fresh coat of paint throughout. Amenities include: gated community with evening gate attendant, beautiful pool & hot tub, 24 hr fitness center, clubhouse, tennis, & basketball courts. HOA fee also includes cable. Short drive to Shands Hospital, the VA, & I-75! FHA Approved. Motivated Seller will entertain all reasonable offers. 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: $2,211 · $184/mo
• Projected year-2 tax: $2,211 · $184/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: $30,004
• − Mortgage interest: −$12,435
• − Property taxes: −$2,211
• − Insurance: −$1,110
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$5,340
• − Depreciation: −$6,458
• Taxable loss: −$2,351
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $1,636/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 — 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

• 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

+58.7% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $222,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-26 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-26 Sold (MLS) $132,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-18 Listed $139,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.4%/yr

Latest (2025): $2,211 · +2.6% YoY. Source: county tax records.