1012 SW 242nd Ter · Newberry, FL 32669

$339,999

4 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 29 Days on market

Built 2012 7,841 sqft lot $47/mo HOA · 2% of rent

---

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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new builder owned 4/2 spec home with estimated completion date of June 2012. CBS construction with full builder warranties. Terrific plan featuring eat in kitchen, indoor utilrm, sep LR/FR, lg bdrms, garden tub, 10x20 patio, alarm system +++

Key facts

• Two refrigerators
• Brand new roof
• Ample cabinet space

Tags

• BRAND NEW ROOF
• EPOXY AND VINYL FLOORING
• FUNCTIONAL OPEN LAYOUT
• WALK IN CLOSET
• AMPLE CABINET SPACE
• TWO REFRIGERATORS

Property features AI

Finance

• Other: Partially furnished; Homestead exemption indicated
• Financial info: No lease restrictions indicated
• HOA & community: HOA: Golden Rule Real Estate and Property Management; HOA required with annual fee; HOA fee $566.94 annually ($47.24/month); Deed restrictions; Sidewalks in community; Pets allowed; Development: Newberry Place

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Facing east; Accessible bedroom
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built on less than 1/4 acre lot
• Exterior features: Exterior lighting; Shed(s); Sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Epoxy; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Family room
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $6 ($77/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 $275k (19.2% below list).
• Recommended offer: $275k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Newberry — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#524 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute 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: Newberry Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 661 students, 44% FRL); Oak View Middle School (math 58% / reading 59%, grade B, #148 of 571 statewide, top 26%, 964 students, 49% FRL); Newberry High School (math 35% / reading 54%, grade F, #237 of 667 statewide, top 36%, 728 students, 50% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 420 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 33% of the median local income ($100k/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 $2k of loan paydown is wiped out by about $10k 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 29 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $147k; list at $340k implies a 131% 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,663 (19.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-53,176
• Equity at exit: $50,695

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-39,500
• Equity at exit: $29,397

Cash invested: $95,200 (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 32669

• Home prices YoY: -22.1%
• Rents YoY: 3.6%
• Active inventory: 420
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,747 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$142
• HOA: −$47
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $6

Break-even live

Break-even rent $2,739

Max offer price $339,999

Occupancy floor 95%

Sensitivity live

Price	-10% $199	-5% $103	+0% $6	+5% $-90	+10% $-186
Rent	-10% $-211	-5% $-102	+0% $6	+5% $115	+10% $223
Rate	-1.0pp $178	-0.5pp $93	base $6	+0.5pp $-82	+1.0pp $-171

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25107 SW 9th Ln Newberry, FL	3.0	2.0	1449	$2,095	$1.45	15d	1	0.50mi
24722 SW 21st Ln Newberry, FL	3.0	2.0	2017	$2,400	$1.19	23d	1	0.67mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 21 events

1. 2026-06-21
   days on market $339,999 Active 29 DOM
2. 2026-06-18
   days on market $339,999 Active 26 DOM
3. 2026-06-17
   days on market $339,999 Active 25 DOM
4. 2026-06-16
   days on market $339,999 Active 24 DOM
5. 2026-06-15
   pricedays on market $339,999 Active 23 DOM
6. 2026-06-14
   days on market $349,999 Active 21 DOM
7. 2026-06-13
   days on market $349,999 Active 20 DOM
8. 2026-06-10
   days on market $349,999 Active 18 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    days on market $349,999 Active 17 DOM
11. 2026-06-08
    days on market $349,999 Active 16 DOM
12. 2026-06-07
    days on market $349,999 Active 15 DOM
13. 2026-06-05
    days on market $349,999 Active 12 DOM
14. 2026-06-03
    days on market $349,999 Active 11 DOM
15. 2026-06-02
    days on market $349,999 Active 10 DOM
16. 2026-06-01
    days on market $349,999 Active 9 DOM
17. 2026-05-31
    days on market $349,999 Active 8 DOM
18. 2026-05-30
    days on market $349,999 Active 7 DOM
19. 2026-05-24
    listed $349,999 Active
20. 2012-09-20
    soldstatus $146,900 247-char remark

    Show marketing remark (247 chars)

    Brand new builder owned 4/2 spec home with estimated completion date of June 2012. CBS construction with full builder warranties. Terrific plan featuring eat in kitchen, indoor utilrm, sep LR/FR, lg bdrms, garden tub, 10x20 patio, alarm system +++

21. 2012-04-27
    listed $149,900 247-char remark

    Show marketing remark (247 chars)

    Brand new builder owned 4/2 spec home with estimated completion date of June 2012. CBS construction with full builder warranties. Terrific plan featuring eat in kitchen, indoor utilrm, sep LR/FR, lg bdrms, garden tub, 10x20 patio, alarm system +++

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $2,822 · $235/mo
• Expected delta: +$521/yr (+$43/mo · 22.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,960
• − Mortgage interest: −$19,045
• − Property taxes: −$2,301
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − HOA: −$564
• − Depreciation: −$9,891
• Taxable loss: −$5,815
• Est. tax savings @ 24.0%: +$1,396
• After-tax cash flow: $1,472/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 — Newberry

• Score: 68/100
• State rank: #524
• US rank: #9753

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B+ Housing A+ Health & safety D User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, FL
• County: Alachua County · 218,005 people
• City population: 17,704
• Metro: Gainesville, FL
• Population (ZIP): 17,704
• Household income: $99,548
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 161.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 15% Two or more races 14% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -74.83%
• Current HPI: 263.4335
• Rent YoY: ▲ 3.57%
• 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

+133.5% since first listed

3 events — show timeline

• 2026-05-24 Listed $349,999 Stellar MLS as Distributed by MLS Grid
• 2012-09-20 Sold (MLS) $146,900 Stellar MLS as Distributed by MLS Grid
• 2012-04-27 Listed $149,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $2,301 · +7.5% YoY. Source: county tax records.