6519 Newberry Rd Unit 201A · Gainesville, FL 32607

$89,999

2 bd · 1.0 ba · 1,164 sqft · Condo · 386 Days on market

Built 1972 Good condition $398/mo HOA · 25% of rent ↓ 21% 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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE IMPROVEMENT!!! Looking for the perfect temporary or permanent Condo? Maybe a Condo for your College kids? Maybe a work situation at one of the many local medical facilities where you need something close. This is it!!! A charming bottom floor Condo that is on the corner of the building and quick access to the pool, clubhouse and gym. This perfectly located Condo boasts a perfect size kitchen, bedrooms and living area. Just off the back is a screened patio for your grilling and chilling! Patio is accessible from living area or Master Bedroom. Come see this Gem today. It wont last long! Please allow 24 hr notice to view this property.

Key facts

• Screened patio
• Clubhouse and gym
• Bottom floor condo

Tags

• BOTTOM FLOOR CONDO
• CORNER OF THE BUILDING
• QUICK ACCESS TO THE POOL
• CLUBHOUSE AND GYM
• SCREENED PATIO
• ACCESSIBLE FROM LIVING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (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: Myra Terwilliger Elementary School (math 28% / reading 32%, grade F, #1,882 of 2,144 statewide, top 88%, 586 students, 79% FRL); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% FRL); F. W. Buchholz High School (math 49% / reading 66%, grade C, #125 of 667 statewide, top 19%, 2,540 students, 36% FRL).
• Market conditions: Rents flat; 246 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 42% of the median local income ($46k/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 $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.

Negotiation context

• It's been on market 386 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.78% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.91×
• Total profit: $-2,382
• Equity at exit: $13,419

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $4,463
• Equity at exit: $7,781

Cash invested: $25,200 (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 32607

• Rents YoY: 0.6%
• Active inventory: 246
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$398
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $247

Break-even live

Break-even rent $1,291

Max offer price $89,999

Occupancy floor 80%

Sensitivity live

Price	-10% $309	-5% $278	+0% $247	+5% $216	+10% $185
Rent	-10% $120	-5% $183	+0% $247	+5% $310	+10% $373
Rate	-1.0pp $292	-0.5pp $270	base $247	+0.5pp $223	+1.0pp $200

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $398 · $4,776/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $89,999 Active 386 DOM
2. 2026-06-18
   days on market $89,999 Active 383 DOM
3. 2026-06-17
   days on market $89,999 Active 382 DOM
4. 2026-06-16
   days on market $89,999 Active 381 DOM
5. 2026-06-15
   days on market $89,999 Active 380 DOM
6. 2026-06-14
   days on market $89,999 Active 378 DOM
7. 2026-06-13
   days on market $89,999 Active 377 DOM
8. 2026-06-10
   days on market $89,999 Active 375 DOM
9. 2026-06-09
   days on market $89,999 Active 374 DOM
10. 2026-06-08
    days on market $89,999 Active 373 DOM
11. 2026-06-07
    days on market $89,999 Active 372 DOM
12. 2026-06-05
    days on market $89,999 Active 369 DOM
13. 2026-06-03
    days on market $89,999 Active 368 DOM
14. 2026-06-02
    days on market $89,999 Active 367 DOM
15. 2026-05-31
    days on market $89,999 Active 366 DOM
16. 2026-05-30
    days on market $89,999 Active 365 DOM
17. 2026-05-16
    price $91,999 650-char remark

    Show marketing remark (650 chars)

    NEW PRICE IMPROVEMENT!!! Looking for the perfect temporary or permanent Condo? Maybe a Condo for your College kids? Maybe a work situation at one of the many local medical facilities where you need something close. This is it!!! A charming bottom floor Condo that is on the corner of the building and quick access to the pool, clubhouse and gym. This perfectly located Condo boasts a perfect size kitchen, bedrooms and living area. Just off the back is a screened patio for your grilling and chilling! Patio is accessible from living area or Master Bedroom. Come see this Gem today. It wont last long! Please allow 24 hr notice to view this property.

18. 2026-04-23
    price $97,999 650-char remark

    Show marketing remark (650 chars)

    NEW PRICE IMPROVEMENT!!! Looking for the perfect temporary or permanent Condo? Maybe a Condo for your College kids? Maybe a work situation at one of the many local medical facilities where you need something close. This is it!!! A charming bottom floor Condo that is on the corner of the building and quick access to the pool, clubhouse and gym. This perfectly located Condo boasts a perfect size kitchen, bedrooms and living area. Just off the back is a screened patio for your grilling and chilling! Patio is accessible from living area or Master Bedroom. Come see this Gem today. It wont last long! Please allow 24 hr notice to view this property.

19. 2026-02-18
    price $99,999 650-char remark

    Show marketing remark (650 chars)

    NEW PRICE IMPROVEMENT!!! Looking for the perfect temporary or permanent Condo? Maybe a Condo for your College kids? Maybe a work situation at one of the many local medical facilities where you need something close. This is it!!! A charming bottom floor Condo that is on the corner of the building and quick access to the pool, clubhouse and gym. This perfectly located Condo boasts a perfect size kitchen, bedrooms and living area. Just off the back is a screened patio for your grilling and chilling! Patio is accessible from living area or Master Bedroom. Come see this Gem today. It wont last long! Please allow 24 hr notice to view this property.

20. 2025-09-02
    price $104,900 650-char remark

    Show marketing remark (650 chars)

    NEW PRICE IMPROVEMENT!!! Looking for the perfect temporary or permanent Condo? Maybe a Condo for your College kids? Maybe a work situation at one of the many local medical facilities where you need something close. This is it!!! A charming bottom floor Condo that is on the corner of the building and quick access to the pool, clubhouse and gym. This perfectly located Condo boasts a perfect size kitchen, bedrooms and living area. Just off the back is a screened patio for your grilling and chilling! Patio is accessible from living area or Master Bedroom. Come see this Gem today. It wont last long! Please allow 24 hr notice to view this property.

21. 2025-07-01
    price $109,900 650-char remark

    Show marketing remark (650 chars)

    NEW PRICE IMPROVEMENT!!! Looking for the perfect temporary or permanent Condo? Maybe a Condo for your College kids? Maybe a work situation at one of the many local medical facilities where you need something close. This is it!!! A charming bottom floor Condo that is on the corner of the building and quick access to the pool, clubhouse and gym. This perfectly located Condo boasts a perfect size kitchen, bedrooms and living area. Just off the back is a screened patio for your grilling and chilling! Patio is accessible from living area or Master Bedroom. Come see this Gem today. It wont last long! Please allow 24 hr notice to view this property.

22. 2025-05-30
    listed $115,900 Active 650-char remark

    Show marketing remark (650 chars)

    NEW PRICE IMPROVEMENT!!! Looking for the perfect temporary or permanent Condo? Maybe a Condo for your College kids? Maybe a work situation at one of the many local medical facilities where you need something close. This is it!!! A charming bottom floor Condo that is on the corner of the building and quick access to the pool, clubhouse and gym. This perfectly located Condo boasts a perfect size kitchen, bedrooms and living area. Just off the back is a screened patio for your grilling and chilling! Patio is accessible from living area or Master Bedroom. Come see this Gem today. It wont last long! Please allow 24 hr notice to view this property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,241
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − HOA: −$4,776
• − Depreciation: −$2,618
• Taxable income: $1,927
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,498/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming bottom-floor condo is in good condition with minor repairs needed. It offers a well-maintained interior and a good curb appeal, making it an attractive option for both buyers and renters.

Repairs flagged

• Minor Kitchen cabinets — Light scratches and scuffs on cabinet surfaces.
• Minor Kitchen countertops — Light scratches and scuffs on countertop surfaces.
• Minor Bathroom tile — Light wear and scuff marks on tile surfaces.
• Minor Landscaping — Some plants appear overgrown and could benefit from trimming and updating.

Value-add opportunities

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance the home's curb appeal and interior aesthetics.
• Both Replacing worn countertops with new ones — New countertops can improve functionality and aesthetics, making the kitchen more appealing to potential buyers or renters.
• Both Landscaping improvements — A well-maintained and updated landscape can greatly enhance the home's curb appeal and overall value.
• Both Deep cleaning throughout the home — A clean home is more appealing to potential buyers and renters, and can help maintain the home's value.
• Both HVAC maintenance — A well-maintained HVAC system can improve the home's comfort and energy efficiency, which can positively impact both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light scratches and scuffs on cabinet surfaces.	Minor	$500–3,000
Kitchen countertops · Light scratches and scuffs on countertop surfaces.	Minor	$500–3,000
Bathroom tile · Light wear and scuff marks on tile surfaces.	Minor	$500–3,000
Landscaping · Some plants appear overgrown and could benefit from trimming and updating.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance the home's curb appeal and interior aesthetics. ↑
• Both Replacing worn countertops with new ones — New countertops can improve functionality and aesthetics, making the kitchen more appealing to potential buyers or renters. ↑
• Both Landscaping improvements — A well-maintained and updated landscape can greatly enhance the home's curb appeal and overall value. ↑
• Both Deep cleaning throughout the home — A clean home is more appealing to potential buyers and renters, and can help maintain the home's value. ↑
• Both HVAC maintenance — A well-maintained HVAC system can improve the home's comfort and energy efficiency, which can positively impact both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 35,720
• Household income: $45,987
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 3418.0

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 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -177.86%
• Current HPI: 270.183
• Rent YoY: ▲ 0.60%
• 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

-20.6% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $91,999 DGLMLS
• 2026-04-23 Price Changed $97,999 DGLMLS
• 2026-02-18 Price Changed $99,999 DGLMLS
• 2025-09-02 Price Changed $104,900 DGLMLS
• 2025-07-01 Price Changed $109,900 DGLMLS
• 2025-05-30 Listed $115,900 DGLMLS