2601 SW Archer Rd Unit J-339 · Gainesville, FL 32608

$190,000

4 bd · 2.0 ba · 1,177 sqft · Condo public records · 31 Days on market

Built 1993 $314/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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RENOVATED top floor 4 bed furnished condo near the University of Florida, UF Health Shands Hospital, and shopping! This third-floor unit features vaulted ceilings in the living room and luxury vinyl plank flooring throughout – no carpet! The renovated kitchen is highlighted by quartz countertops and island, backsplash, stainless steel appliances, and upgraded cabinetry. Bathrooms have been thoughtfully updated with modern vanities and renovated showers. Each spacious bedroom offers a built-in desk and large closet, and the bathrooms feature dual sinks for added convenience. Enjoy community amenities including a pool, fitness center, basketball court, and volleyball court. Internet and

Key facts

• $314 HOA
• Community pool
• Built 1993

Property features AI

Finance

• Other: Furnished; Directions: From Archer Rd & 34th St head east toward Old Archer Rd, then right into University Commons; Building J is at the back of the community.
• Financial info: Total annual fees: $3,768; Lease restrictions apply
• HOA & community: Has HOA; Monthly condo fee: $314; Monthly fees include cable TV, pool, insurance, internet, building maintenance, grounds maintenance, management, trash; Community amenities: Clubhouse, Fitness Center, Pool, Sidewalks, Tennis Courts; Development: University Commons; Pets allowed with size limit and breed restrictions

Exterior

• Utilities: Public water; Public sewer; Electricity available; Cable available; Broadband/high-speed internet available
• Home design: Residential condominium; Multifamily zoning; 3 total stories; Unit on 3rd floor; Faces west; Entry level: One
• Construction: Frame construction; Wood siding; Other construction materials; Shingle roof; Slab foundation; Building/Unit: Building J
• Exterior features: Exterior lighting; Sidewalk

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (9.8% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $171k (9.8% 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.
• Market conditions: Rents rising (+2.9%/yr); 594 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 31 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,354 (9.8% 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 31 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 1.07% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-37,463
• Equity at exit: $28,330

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-41,093
• 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 32608

• Rents YoY: 2.9%
• Active inventory: 594
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$315 /mo · $3,785/yr
• Insurance: −$79
• HOA: −$314
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-106

Break-even live

Break-even rent $2,158

Max offer price $171,354

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-52	+0% $-106	+5% $-159	+10% $-213
Rent	-10% $-265	-5% $-186	+0% $-106	+5% $-26	+10% $54
Rate	-1.0pp $-10	-0.5pp $-57	base $-106	+0.5pp $-155	+1.0pp $-205

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 SW 34th St Gainesville, FL	1.0–3.0	1.0–3.0	1033	$2,090	$2.02	14d	28	1.33mi

HOA detail condo

• Monthly dues: $314 · $3,768/yr
• Likely covers: internetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-11
   status Pending
2. 2026-04-10
   listed $190,000 Active
3. 2023-05-16
   soldstatus $209,000
4. 2021-07-01
   soldstatus $159,000
5. 2016-06-06
   soldstatus $105,000
6. 2007-08-27
   soldstatus $177,900
7. 2006-07-28
   soldstatus $13,100,000

ⓘ 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: $3,785 · $315/mo
• Projected year-2 tax: $3,785 · $315/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,294
• − Mortgage interest: −$10,643
• − Property taxes: −$3,785
• − Insurance: −$950
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − HOA: −$3,768
• − Depreciation: −$5,527
• Taxable loss: −$4,266
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $-243/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): 54,566
• Household income: $61,588
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 4709.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 16% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -150.91%
• Current HPI: 253.0629
• Rent YoY: ▲ 2.89%
• 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

-98.5% since first listed

7 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-16 Sold (Public Records) $209,000 Public Records
• 2021-07-01 Sold (Public Records) $159,000 Public Records
• 2016-06-06 Sold (Public Records) $105,000 Public Records
• 2007-08-27 Sold (Public Records) $177,900 Public Records
• 2006-07-28 Sold (Public Records) $13,100,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,785 · +4.0% YoY. Source: county tax records.