501 SW 75th St Unit F11 · Gainesville, FL 32607

$169,900

4 bd · 3.0 ba · 1,638 sqft · Condo public records · 35 Days on market

Built 1977 $325/mo HOA · 17% 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS PRICE HAS BEEN APPROVED BY THE LENDER. Spacious floorplan in Cricket Club community. One bedroom downstairs. Master Suite and 2 more bedrooms upstairs. Master Suite has private bath with 2 walk-in closets. This unit has special upgrades of ceramic tile in downstairs living area. Screen patio downstairs, and nice private balcony off master suite. All appliances stay including washer/dryer. Condo fees include water and sewer. Community Pool, Tennis, Racquet ball and beautiful greenspace. This is a short sale transaction. 5+ Units. Short Sale.

Key facts

• Functional design
• Hoa amenities
• $325 HOA

Tags

• PRIVATE SCREENED PATIO
• FUNCTIONAL DESIGN
• VERSATILE DOWNSTAIRS BEDROOM
• OPEN LIVING AND DINING AREA
• LOW-MAINTENANCE LIFESTYLE
• HOA AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-44 ($-528/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (4.6% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $162k (4.6% below list) — sets the bar for cash-flow.

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); Fort Clarke Middle School (math 50% / reading 54%, grade C+, #217 of 571 statewide, top 40%, 961 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).
• At $1,907/mo this rent would consume 50% of the median local household income ($46k/yr) (locally 3418% 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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $73k; list at $170k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,131 (4.6% 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 35 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.12% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 7.4

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-34,569
• Equity at exit: $25,333

10-year hold

• IRR: -25.2%
• Equity multiple: -0.06×
• Total profit: $-50,240
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$264 /mo · $3,163/yr
• Insurance: −$71
• HOA: −$325
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-44

Break-even live

Break-even rent $1,963

Max offer price $162,131

Occupancy floor 97%

Sensitivity live

Price	-10% $52	-5% $4	+0% $-44	+5% $-92	+10% $-140
Rent	-10% $-195	-5% $-119	+0% $-44	+5% $31	+10% $107
Rate	-1.0pp $42	-0.5pp $-1	base $-44	+0.5pp $-88	+1.0pp $-133

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: watersewerpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-04-23
   status Pending
2. 2026-04-07
   price $169,900
3. 2026-03-18
   listed $174,900 Active
4. 2024-12-11
   historical $1,650
5. 2024-11-14
   price $1,650
6. 2024-08-02
   listed $1,700
7. 2010-08-19
   soldstatus $73,000
8. 2010-08-09
   soldstatus $73,000 551-char remark

   Show marketing remark (551 chars)

   THIS PRICE HAS BEEN APPROVED BY THE LENDER. Spacious floorplan in Cricket Club community. One bedroom downstairs. Master Suite and 2 more bedrooms upstairs. Master Suite has private bath with 2 walk-in closets. This unit has special upgrades of ceramic tile in downstairs living area. Screen patio downstairs, and nice private balcony off master suite. All appliances stay including washer/dryer. Condo fees include water and sewer. Community Pool, Tennis, Racquet ball and beautiful greenspace. This is a short sale transaction. 5+ Units. Short Sale.

9. 2010-01-27
   listed $73,000 551-char remark

   Show marketing remark (551 chars)

   THIS PRICE HAS BEEN APPROVED BY THE LENDER. Spacious floorplan in Cricket Club community. One bedroom downstairs. Master Suite and 2 more bedrooms upstairs. Master Suite has private bath with 2 walk-in closets. This unit has special upgrades of ceramic tile in downstairs living area. Screen patio downstairs, and nice private balcony off master suite. All appliances stay including washer/dryer. Condo fees include water and sewer. Community Pool, Tennis, Racquet ball and beautiful greenspace. This is a short sale transaction. 5+ Units. Short Sale.

10. 2008-03-26
    historical
11. 2007-10-25
    listed $154,900
12. 2006-01-19
    historical
13. 2005-11-14
    soldstatus $149,900
14. 2005-11-04
    soldstatus $149,900
15. 2005-08-24
    listed $149,900
16. 2005-06-25
    listed $149,900

ⓘ 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: $3,163 · $264/mo
• Projected year-2 tax: $3,163 · $264/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,882
• − Mortgage interest: −$9,517
• − Property taxes: −$3,163
• − Insurance: −$850
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − HOA: −$3,900
• − Depreciation: −$4,943
• Taxable loss: −$3,152
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $229/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): 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

+13.3% since first listed

16 events — show timeline

• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-11 Rental Removed $1,650 STELLARMLS
• 2024-11-14 Price Changed $1,650 STELLARMLS
• 2024-08-02 Listed for Rent $1,700 STELLARMLS
• 2010-08-19 Sold (Public Records) $73,000 Public Records
• 2010-08-09 Sold (MLS) $73,000 Stellar MLS as Distributed by MLS Grid
• 2010-01-27 Listed $73,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-10-25 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-11-14 Sold (MLS) $149,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-04 Sold (Public Records) $149,900 Public Records
• 2005-08-24 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-25 Listed $149,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $3,163 · +5.1% YoY. Source: county tax records.