1700 SW 16th Ct Unit D24 · Gainesville, FL 32608

$111,900

1 bd · 1.0 ba · 574 sqft · Condo public records · 224 Days on market

Built 1987 $220/mo HOA · 18% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location, Walking Distance to Shands, VA Hospital & University of Florida campus. Second Floor unit with a large living room and bedroom windows for lots of natural light, upgraded the kitchen and bathroom. HOA covers pest control, hazard insurance, and water. On site property management, community laundry facilities and pool. Also on the bus route to campus and other parts of Gainesville!

Key facts

• Upgraded bathroom
• Upgraded kitchen
• Large living room

Tags

• WALKING DISTANCE TO SHANDS
• LARGE LIVING ROOM
• LARGE BEDROOM WINDOWS
• UPGRADED KITCHEN
• UPGRADED BATHROOM
• COMMUNITY LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $112k.

Deal economics

• At list price, monthly cash flow is $-51 ($-614/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (8.1% below list).
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $98k (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.
• Zoned schools: Idylwild Elementary School (math 30% / reading 29%, grade F, #1,896 of 2,144 statewide, top 90%, 533 students, 78% FRL); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% FRL); Eastside High School (math 29% / reading 56%, grade F, #264 of 667 statewide, top 41%, 1,220 students, 56% FRL).
• Market conditions: Rents rising (+2.9%/yr); 608 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 $774 of loan paydown is wiped out by about $3k 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 224 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $46k; list at $112k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $98,472 (12.0% 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 224 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.10% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 7.6

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-21,356
• Equity at exit: $16,685

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-22,652
• Equity at exit: $9,675

Cash invested: $31,332 (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: 608
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$47
• HOA: −$220
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-51

Break-even live

Break-even rent $1,294

Max offer price $102,861

Occupancy floor 99%

Sensitivity live

Price	-10% $12	-5% $-19	+0% $-51	+5% $-83	+10% $-115
Rent	-10% $-148	-5% $-100	+0% $-51	+5% $-3	+10% $46
Rate	-1.0pp $5	-0.5pp $-23	base $-51	+0.5pp $-80	+1.0pp $-110

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: $27,975
• Closing costs: $3,357
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: waterinsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-23
   days on market $111,900 Active 224 DOM
2. 2026-06-21
   days on market $111,900 Active 223 DOM
3. 2026-06-18
   days on market $111,900 Active 220 DOM
4. 2026-06-17
   days on market $111,900 Active 219 DOM
5. 2026-06-16
   days on market $111,900 Active 218 DOM
6. 2026-06-15
   days on market $111,900 Active 217 DOM
7. 2026-06-14
   days on market $111,900 Active 215 DOM
8. 2026-06-13
   days on market $111,900 Active 214 DOM
9. 2026-06-10
   days on market $111,900 Active 212 DOM
10. 2026-06-09
    days on market $111,900 Active 211 DOM
11. 2026-06-08
    days on market $111,900 Active 210 DOM
12. 2026-06-07
    days on market $111,900 Active 209 DOM
13. 2026-06-05
    remarks 420-char remark
14. 2026-06-05
    days on market $111,900 Active 206 DOM
15. 2026-05-31
    days on market $111,900 Active 205 DOM
16. 2026-05-30
    days on market $111,900 Active 204 DOM
17. 2026-03-12
    price $111,900 404-char remark

    Show marketing remark (404 chars)

    Great location, Walking Distance to Shands, VA Hospital & University of Florida campus. Second Floor unit with a large living room and bedroom windows for lots of natural light, upgraded the kitchen and bathroom. HOA covers pest control, hazard insurance, and water. On site property management, community laundry facilities and pool. Also on the bus route to campus and other parts of Gainesville!

18. 2025-11-07
    listed $114,900 Active 404-char remark

    Show marketing remark (404 chars)

    Great location, Walking Distance to Shands, VA Hospital & University of Florida campus. Second Floor unit with a large living room and bedroom windows for lots of natural light, upgraded the kitchen and bathroom. HOA covers pest control, hazard insurance, and water. On site property management, community laundry facilities and pool. Also on the bus route to campus and other parts of Gainesville!

19. 2016-04-27
    soldstatus $46,100 435-char remark

    Show marketing remark (435 chars)

    An affordable Summit House condo with a large living room and a large bedroom window for lots of natural light! The kitchen has lots of work and cabinet space and ceramic tile for easy cleaning too! - Location is only blocks to Shands, the VA Hospital, the Cancer Center and UF plus on the bus route for an easy ride to wherever you need to go! You can enjoy the pool and on-site laundry facilities during your free time too! 5+ Units.

20. 2016-03-22
    listed $43,000 435-char remark

    Show marketing remark (435 chars)

    An affordable Summit House condo with a large living room and a large bedroom window for lots of natural light! The kitchen has lots of work and cabinet space and ceramic tile for easy cleaning too! - Location is only blocks to Shands, the VA Hospital, the Cancer Center and UF plus on the bus route for an easy ride to wherever you need to go! You can enjoy the pool and on-site laundry facilities during your free time too! 5+ Units.

21. 2006-07-27
    soldstatus $99,900
22. 2006-07-20
    soldstatus $86,900
23. 2006-03-07
    listed $99,900
24. 2006-03-07
    listed $86,900
25. 2006-01-06
    soldstatus $5,260,600
26. 2002-05-02
    soldstatus $116,000
27. 1986-04-01
    soldstatus $34,000

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,025 · $169/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: $14,750
• − Mortgage interest: −$6,268
• − Property taxes: −$2,025
• − Insurance: −$560
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − HOA: −$2,640
• − Depreciation: −$3,255
• Taxable loss: −$2,358
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $-48/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

• 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

+229.1% since first listed

11 events — show timeline

• 2026-03-12 Price Changed $111,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-27 Sold (MLS) $46,100 Stellar MLS as Distributed by MLS Grid
• 2016-03-22 Listed $43,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-27 Sold (MLS) $99,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-20 Sold (MLS) $86,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-07 Listed $86,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-07 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-06 Sold (Public Records) $5,260,600 Public Records
• 2002-05-02 Sold (Public Records) $116,000 Public Records
• 1986-04-01 Sold (Public Records) $34,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,025 · +6.9% YoY. Source: county tax records.