501 SW 75th St Unit C4 · Gainesville, FL 32607

$159,900

3 bd · 3.0 ba · 1,384 sqft · Condo public records · 144 Days on market

Built 1977 $283/mo HOA · 16% 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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Comfortable Two Story Cricket Club Condo! This 3 bedroom 2.5 bath condo has 1384 sq ft of living space, two covered parking spaces, and a master bedroom balcony. The condo has tile floors in the kitchen and bathrooms and carpet throughout the rest of the unit. Come and see! 5+ Units.

Key facts

• Brand new roof
• Community amenities
• Swimming pool

Tags

• NEW PAINT AND FLOORING
• BRAND NEW ROOF
• OPEN LIVING AND DINING AREA
• PRIVATE BALCONY PATIO
• COMMUNITY AMENITIES
• SWIMMING POOL

Property features AI

Finance

• Other: Condo land is included; Total living area reported by appraiser: 1,384; Lot size approximately 0.03 acres; Annual taxes reported
• Financial info: Lease restrictions apply
• HOA & community: HOA (Cricket Club Condo association) with $283 monthly fee; HOA includes pool, building maintenance, and trash; Community features: pool, tennis courts, community mailbox; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Residential condominium; Two-story building; Unit located on 2nd floor; East-facing
• Construction: Stucco exterior; Shingle roof; Slab foundation; Building identified as C
• Exterior features: Balcony; Sliding doors; Asphalt paved road

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Exhaust fan; Refrigerator
• Bedrooms: 3 bedrooms (unit on 2nd floor)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Thermostat
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (5.1% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (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); 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 $1,769/mo this rent would consume 46% 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 144 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 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 $105k; list at $160k implies a 52% 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 $140,712 (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 144 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.11% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 7.5

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-32,772
• Equity at exit: $23,842

10-year hold

• IRR: -25.4%
• Equity multiple: -0.06×
• Total profit: $-47,664
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$255 /mo · $3,060/yr
• Insurance: −$67
• HOA: −$283
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-46

Break-even live

Break-even rent $1,827

Max offer price $151,787

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $-1	+0% $-46	+5% $-91	+10% $-136
Rent	-10% $-186	-5% $-116	+0% $-46	+5% $24	+10% $94
Rate	-1.0pp $35	-0.5pp $-5	base $-46	+0.5pp $-87	+1.0pp $-130

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $283 · $3,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $159,900 Active 144 DOM
2. 2026-06-18
   days on market $159,900 Active 141 DOM
3. 2026-06-17
   days on market $159,900 Active 140 DOM
4. 2026-06-16
   days on market $159,900 Active 139 DOM
5. 2026-06-15
   days on market $159,900 Active 138 DOM
6. 2026-06-14
   days on market $159,900 Active 136 DOM
7. 2026-06-13
   days on market $159,900 Active 135 DOM
8. 2026-06-10
   days on market $159,900 Active 133 DOM
9. 2026-06-09
   days on market $159,900 Active 132 DOM
10. 2026-06-08
    days on market $159,900 Active 131 DOM
11. 2026-06-07
    days on market $159,900 Active 130 DOM
12. 2026-06-05
    status $159,900 Active 127 DOM
13. 2026-05-13
    status Pending
14. 2026-05-06
    price $159,900
15. 2026-01-05
    listed $164,900 Active
16. 2018-06-28
    soldstatus $105,000
17. 2018-06-27
    soldstatus $105,000 284-char remark

    Show marketing remark (361 chars)

    Comfortable Two Story Cricket Club Condo! This 3 bedroom 2.5 bath condo has 1384 sq ft of living space, two covered parking spaces, and a master bedroom balcony. This condo has tile floors in the kitchen and bathrooms and carpet in the living room, bedrooms, and master bedroom balcony. Breakfast bar in the kitchen. Great location with bus route. Come and see!

18. 2018-06-27
    soldstatus $105,000 361-char remark

    Show marketing remark (361 chars)

    Comfortable Two Story Cricket Club Condo! This 3 bedroom 2.5 bath condo has 1384 sq ft of living space, two covered parking spaces, and a master bedroom balcony. This condo has tile floors in the kitchen and bathrooms and carpet in the living room, bedrooms, and master bedroom balcony. Breakfast bar in the kitchen. Great location with bus route. Come and see!

19. 2018-06-01
    listed $109,900 284-char remark

    Show marketing remark (361 chars)

    Comfortable Two Story Cricket Club Condo! This 3 bedroom 2.5 bath condo has 1384 sq ft of living space, two covered parking spaces, and a master bedroom balcony. This condo has tile floors in the kitchen and bathrooms and carpet in the living room, bedrooms, and master bedroom balcony. Breakfast bar in the kitchen. Great location with bus route. Come and see!

20. 2018-06-01
    listed $109,900 361-char remark

    Show marketing remark (361 chars)

    Comfortable Two Story Cricket Club Condo! This 3 bedroom 2.5 bath condo has 1384 sq ft of living space, two covered parking spaces, and a master bedroom balcony. This condo has tile floors in the kitchen and bathrooms and carpet in the living room, bedrooms, and master bedroom balcony. Breakfast bar in the kitchen. Great location with bus route. Come and see!

21. 2011-12-09
    soldstatus $55,000
22. 2011-12-07
    soldstatus $55,000
23. 2011-06-21
    listed $55,000
24. 2007-05-31
    soldstatus $149,900
25. 2006-04-06
    listed $163,900
26. 2006-04-05
    historical
27. 2006-03-15
    listed $157,400

ⓘ 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: $3,060 · $255/mo
• Projected year-2 tax: $3,060 · $255/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: $21,224
• − Mortgage interest: −$8,957
• − Property taxes: −$3,060
• − Insurance: −$800
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$3,396
• − Depreciation: −$4,652
• Taxable loss: −$3,036
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $178/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

+1.6% since first listed

15 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2018-06-28 Sold (Public Records) $105,000 Public Records
• 2018-06-27 Sold (MLS) $105,000 realMLS
• 2018-06-27 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-01 Listed $109,900 realMLS
• 2018-06-01 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2011-12-09 Sold (Public Records) $55,000 Public Records
• 2011-12-07 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-21 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-31 Sold (MLS) $149,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-06 Listed $163,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-15 Listed $157,400 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2025): $3,060 · +5.6% YoY. Source: county tax records.