6519 W Newberry Rd #604 · Gainesville, FL 32605

$89,900

1 bd · 1.0 ba · 702 sqft · Condo public records · 80 Days on market

Built 1972 $306/mo HOA · 21% 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 +28.6/30.0
• 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 +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Major Price Improvement! This is your chance to own a charming and move-in ready 1-bedroom, 1-bath condominium with a Bonus Room! Ideally located just a short walk to Oaks Mall, HCA North Florida Hospital, and only minutes from the University of Florida, Butler Plaza, and Celebration Pointe. This cozy yet functional home features a spacious primary bedroom along with a versatile bonus room perfect for a home office, study, guest space, or game room. The possibilities are endless to fit your lifestyle. The kitchen is updated with newer cabinetry and sleek stainless steel appliances, while tile flooring throughout offers both durability and easy maintenance. Enjoy the added efficiency of a tankless water heater. Step outside from the living room to your private screened-in patio; an ideal spot to enjoy peaceful mornings with coffee or unwind in the evenings. With its unbeatable location, thoughtful updates, and flexible living space, this condo is a fantastic opportunity for homeowners or investors alike. Schedule your private showing today!

Key facts

• Tile flooring
• Versatile bonus room
• Updated cabinetry

Tags

• VERSATILE BONUS ROOM
• UPDATED CABINETRY
• STAINLESS STEEL APPLIANCES
• TILE FLOORING
• TANKLESS WATER HEATER
• PRIVATE SCREENED IN PATIO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% 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 fast (+4.4%/yr); 260 active listings in the ZIP; solid renter incomes; 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 $622 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $90k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.65% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.41% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $6,669
• Equity at exit: $13,404

10-year hold

• IRR: 17.6%
• Equity multiple: 2.58×
• Total profit: $39,893
• Equity at exit: $7,773

Cash invested: $25,172 (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 32605

• Home prices YoY: -34.2%
• Rents YoY: 4.4%
• Active inventory: 260
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$37
• HOA: −$306
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $297

Break-even live

Break-even rent $1,104

Max offer price $89,900

Occupancy floor 75%

Sensitivity live

Price	-10% $348	-5% $323	+0% $297	+5% $272	+10% $246
Rent	-10% $180	-5% $239	+0% $297	+5% $356	+10% $414
Rate	-1.0pp $343	-0.5pp $320	base $297	+0.5pp $274	+1.0pp $250

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $306 · $3,672/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $89,900 Active 80 DOM
2. 2026-06-17
   days on market $89,900 Active 79 DOM
3. 2026-06-16
   days on market $89,900 Active 78 DOM
4. 2026-06-15
   days on market $89,900 Active 77 DOM
5. 2026-06-14
   days on market $89,900 Active 75 DOM
6. 2026-06-13
   days on market $89,900 Active 74 DOM
7. 2026-06-10
   days on market $89,900 Active 72 DOM
8. 2026-06-09
   days on market $89,900 Active 71 DOM
9. 2026-06-08
   days on market $89,900 Active 70 DOM
10. 2026-06-07
    days on market $89,900 Active 69 DOM
11. 2026-06-05
    days on market $89,900 Active 66 DOM
12. 2026-06-03
    days on market $89,900 Active 65 DOM
13. 2026-06-02
    days on market $89,900 Active 64 DOM
14. 2026-06-01
    days on market $89,900 Active 63 DOM
15. 2026-05-31
    days on market $89,900 Active 62 DOM
16. 2026-05-30
    days on market $89,900 Active 61 DOM
17. 2026-04-25
    price $89,900 1056-char remark

    Show marketing remark (1056 chars)

    Major Price Improvement! This is your chance to own a charming and move-in ready 1-bedroom, 1-bath condominium with a Bonus Room! Ideally located just a short walk to Oaks Mall, HCA North Florida Hospital, and only minutes from the University of Florida, Butler Plaza, and Celebration Pointe. This cozy yet functional home features a spacious primary bedroom along with a versatile bonus room perfect for a home office, study, guest space, or game room. The possibilities are endless to fit your lifestyle. The kitchen is updated with newer cabinetry and sleek stainless steel appliances, while tile flooring throughout offers both durability and easy maintenance. Enjoy the added efficiency of a tankless water heater. Step outside from the living room to your private screened-in patio; an ideal spot to enjoy peaceful mornings with coffee or unwind in the evenings. With its unbeatable location, thoughtful updates, and flexible living space, this condo is a fantastic opportunity for homeowners or investors alike. Schedule your private showing today!

18. 2026-03-30
    listed $110,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    Major Price Improvement! This is your chance to own a charming and move-in ready 1-bedroom, 1-bath condominium with a Bonus Room! Ideally located just a short walk to Oaks Mall, HCA North Florida Hospital, and only minutes from the University of Florida, Butler Plaza, and Celebration Pointe. This cozy yet functional home features a spacious primary bedroom along with a versatile bonus room perfect for a home office, study, guest space, or game room. The possibilities are endless to fit your lifestyle. The kitchen is updated with newer cabinetry and sleek stainless steel appliances, while tile flooring throughout offers both durability and easy maintenance. Enjoy the added efficiency of a tankless water heater. Step outside from the living room to your private screened-in patio; an ideal spot to enjoy peaceful mornings with coffee or unwind in the evenings. With its unbeatable location, thoughtful updates, and flexible living space, this condo is a fantastic opportunity for homeowners or investors alike. Schedule your private showing today!

19. 2025-09-25
    historical $950
20. 2025-07-21
    listed $950
21. 2024-09-30
    historical $900
22. 2024-09-13
    price $900
23. 2024-09-06
    price $1,000
24. 2024-08-21
    listed $1,100
25. 2019-04-12
    soldstatus $40,000 259-char remark

    Show marketing remark (259 chars)

    Newly renovated ground floor unit, to include all original drywall removal and replacement, new plaster, paint, new kitchen & bath cabinets. 1 bedroom / 1 bath unit with a den or small 2nd bedroom. Seller requires about 3-weeks for signatures. 5+ Units.

26. 2018-09-10
    listed $41,420 259-char remark

    Show marketing remark (259 chars)

    Newly renovated ground floor unit, to include all original drywall removal and replacement, new plaster, paint, new kitchen & bath cabinets. 1 bedroom / 1 bath unit with a den or small 2nd bedroom. Seller requires about 3-weeks for signatures. 5+ Units.

27. 2006-06-06
    soldstatus $76,000
28. 2006-04-10
    listed $76,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$61/yr (+$5/mo · 8.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,761
• − Mortgage interest: −$5,036
• − Property taxes: −$685
• − Insurance: −$450
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − HOA: −$3,672
• − Depreciation: −$2,615
• Taxable income: $2,461
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $2,976/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): 24,689
• Household income: $86,714
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 586.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 12% Black 12% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 5% Romanian 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 6% Chinese 2% Other Indo-European 2%

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: ▼ -142.48%
• Current HPI: 274.157
• Rent YoY: ▲ 4.41%
• 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

+18.3% since first listed

12 events — show timeline

• 2026-04-25 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Rental Removed $950 STELLARMLS
• 2025-07-21 Listed for Rent $950 STELLARMLS
• 2024-09-30 Rental Removed $900 STELLARMLS
• 2024-09-13 Price Changed $900 STELLARMLS
• 2024-09-06 Price Changed $1,000 STELLARMLS
• 2024-08-21 Listed for Rent $1,100 STELLARMLS
• 2019-04-12 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-10 Listed $41,420 Stellar MLS as Distributed by MLS Grid
• 2006-06-06 Sold (MLS) $76,000 Stellar MLS as Distributed by MLS Grid
• 2006-04-10 Listed $76,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2025): $685 · +2.5% YoY. Source: county tax records.