920 SW 55th Ter · Gainesville, FL 32607

$177,000

2 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 8 Days on market

Built 1987 871 sqft lot $255/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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 2 bedroom 2 bath unit in popular Rockwood Villas. This unit will greet you with a private courtyard entrance, open floorplan with 1 bedroom 1 bath downstairs and 1 bedroom 1 bath upstairs with a bonus area. All centrally located on a bus line and close to shopping, North Florida Regional Medical Center, The Oaks Mall, and the University of Florida. The community offers a pool, volleyball courts and more! 3-4 Units.

Key facts

• Flexible layout
• Bonus den
• Close to shopping

Tags

• FLEXIBLE LAYOUT
• BONUS DEN
• HOME OFFICE
• LOW MAINTENANCE LIVING
• QUICK ACCESS TO CAMPUS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Homestead exempt
• HOA & community: Monthly HOA $255 (includes grounds maintenance and pest control); Community amenities: pool, sidewalks, tennis courts; Pets allowed (cats and dogs)

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential villa; Two stories; Faces east; Entry level on first floor
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation; Built as part of Rockwood Villas development
• Exterior features: Rear screened porch; Exterior lighting; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Vaulted ceilings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $177k.

Deal economics

• At list price, monthly cash flow is $-59 ($-703/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (10.5% below list).
• Recommended offer: $158k (10.5% 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.
• Zoned schools: Myra Terwilliger Elementary School (math 28% / reading 32%, grade F, #1,882 of 2,144 statewide, top 88%, 586 students, 79% 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; 245 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 41% 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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.

Risks & watch-outs

• 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 $158,465 (10.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 9.3

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-36,074
• Equity at exit: $26,391

10-year hold

• IRR: -22.7%
• Equity multiple: -0.02×
• Total profit: $-50,520
• Equity at exit: $15,304

Cash invested: $49,560 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$928
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$74
• HOA: −$255
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-59

Break-even live

Break-even rent $1,659

Max offer price $166,646

Occupancy floor 99%

Sensitivity live

Price	-10% $42	-5% $-9	+0% $-59	+5% $-109	+10% $-159
Rent	-10% $-184	-5% $-121	+0% $-59	+5% $4	+10% $67
Rate	-1.0pp $31	-0.5pp $-14	base $-59	+0.5pp $-104	+1.0pp $-151

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $255 · $3,060/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-18
   days on market $177,000 Active 8 DOM
2. 2026-06-17
   days on market $177,000 Active 7 DOM
3. 2026-06-16
   days on market $177,000 Active 6 DOM
4. 2026-06-15
   days on market $177,000 Active 5 DOM
5. 2026-06-14
   days on market $177,000 Active 3 DOM
6. 2026-06-13
   remarks 681-char remark
7. 2026-06-13
   listed $177,000 Active 2 DOM

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $1,469 · $122/mo
• Expected delta: +$827/yr (+$69/mo · 128.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $19,016
• − Mortgage interest: −$9,915
• − Property taxes: −$642
• − Insurance: −$885
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − HOA: −$3,060
• − Depreciation: −$5,149
• Taxable loss: −$3,678
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $179/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

+205.7% since first listed

14 events — show timeline

• 2026-06-10 Listed $177,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-18 Sold (Public Records) $187,500 Public Records
• 2018-01-02 Sold (Public Records) $95,000 Public Records
• 2017-12-29 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-26 Listed $97,000 Stellar MLS as Distributed by MLS Grid
• 2008-07-08 Sold (Public Records) $100,000 Public Records
• 2003-06-10 Sold (Public Records) $93,000 Public Records
• 2000-06-12 Sold (Public Records) $73,000 Public Records
• 2000-06-02 Sold (MLS) $73,000 Stellar MLS as Distributed by MLS Grid
• 2000-04-24 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 1995-08-30 Sold (Public Records) $53,000 Public Records
• 1995-08-23 Sold (MLS) $53,000 Stellar MLS as Distributed by MLS Grid
• 1995-03-29 Listed $55,900 Stellar MLS as Distributed by MLS Grid
• 1986-07-01 Sold (Public Records) $57,900 Public Records

Property tax history

-5.9%/yr

Latest (2025): $642 · +7.0% YoY. Source: county tax records.