517 NW 36th Ter · Gainesville, FL 32607

$190,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 23 Days on market

Built 1956 10,454 sqft lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! This solid block home is perfectly positioned near the University of Florida, UF Health, the VA Hospital, shopping, dining, and more, making it an excellent opportunity for investors or buyers with vision. Offering 1,152 SF of living area (1,445 SF total), this 3-bedroom, 1-bath home features a Florida room and a small office, providing flexible living space with plenty of potential. The property sits on a . 24-acre fully fenced lot, offering room to expand, reconfigure, or create an outdoor oasis. The home does need some renovation and is priced accordingly; however, it is livable in its current condition. The current owners have lived in the home since 1986

Key facts

• Florida room
• New water heater
• Small office

Tags

• FLORIDA ROOM
• SMALL OFFICE
• FULLY FENCED LOT
• NEW WATER HEATER
• NEW WATER LINES
• NEW DOUBLE PANE WINDOWS

Property features AI

Finance

• Other: Unfurnished; No lease restrictions; Property type: Residential — Single Family Residence; Zoning: RSF1
• HOA & community: No HOA/association; Development: Golf Club Manor

Exterior

• Parking: Has carport (1 space)
• Utilities: Electricity connected; Water connected; Sewer connected (public sewer); Underground utilities
• Home design: Single-family residence; One story; Faces west; Fixer condition; Homestead exempt
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.24-acre lot
• Exterior features: Florida room; Asphalt road frontage; Public-maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Kitchen and family room combined; Double-pane windows
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (15.7% below list).
• Recommended offer: $160k (15.7% below list) — sets the bar for 1% rule.

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 flat; 245 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 $1k of loan paydown is wiped out by about $6k 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 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 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 $45k; list at $190k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,243 (15.7% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.9

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: -14.5%
• Equity multiple: 0.49×
• Total profit: $-26,985
• Equity at exit: $28,330

10-year hold

• IRR: -9.7%
• Equity multiple: 0.46×
• Total profit: $-28,733
• Equity at exit: $16,428

Cash invested: $53,200 (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: 245
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $120

Break-even live

Break-even rent $1,450

Max offer price $190,000

Occupancy floor 87%

Sensitivity live

Price	-10% $228	-5% $174	+0% $120	+5% $67	+10% $13
Rent	-10% $-6	-5% $57	+0% $120	+5% $184	+10% $247
Rate	-1.0pp $216	-0.5pp $169	base $120	+0.5pp $71	+1.0pp $21

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $190,000 Active 23 DOM
2. 2026-06-17
   days on market $190,000 Active 22 DOM
3. 2026-06-16
   days on market $190,000 Active 21 DOM
4. 2026-06-15
   status $190,000 Active 20 DOM
5. 2026-06-13
   statusdays on market $190,000 Pending 20 DOM
6. 2026-06-10
   days on market $190,000 Active 18 DOM
7. 2026-06-09
   days on market $190,000 Active 17 DOM
8. 2026-06-08
   days on market $190,000 Active 16 DOM
9. 2026-06-07
   days on market $190,000 Active 15 DOM
10. 2026-06-05
    days on market $190,000 Active 12 DOM
11. 2026-06-03
    days on market $190,000 Active 11 DOM
12. 2026-06-02
    days on market $190,000 Active 10 DOM
13. 2026-06-01
    status $190,000 Active 9 DOM
14. 2026-05-14
    listed $190,000 Active 1332-char remark
15. 2005-11-03
    historical
16. 2005-06-23
    listed $182,500
17. 1986-03-01
    soldstatus $45,000

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$736/yr (+$61/mo · 87.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $19,229
• − Mortgage interest: −$10,643
• − Property taxes: −$841
• − Insurance: −$950
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$5,527
• Taxable loss: −$1,809
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,877/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): 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

+322.2% since first listed

8 events — show timeline

• 2026-06-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-06-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-06-23 Listed $182,500 Stellar MLS as Distributed by MLS Grid
• 1986-03-01 Sold (Public Records) $45,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $841 · +2.5% YoY. Source: county tax records.