6115 SW 12th Pl Unit 13 D · Gainesville, FL 32607

$139,900

2 bd · 2.5 ba · 1,110 sqft · Townhouse · 189 Days on market

Built 1984 1,742 sqft lot ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to this inviting 2-bedroom, 2.5-bath concrete block townhome in Southwest Gainesville. Thoughtfully cared for and move-in ready, this home offers a comfortable layout and a fantastic location. Both bedrooms feature their own private bath, and the primary suite includes a walk-in closet and private balcony. The home also offers in-unit laundry (washer and dryer included), great school zones, and convenient parking. Located close to UF, Shands, North Florida, the VA, Butler Town Center, Celebration Pointe, and The Oaks Mall—with shopping, dining, and bus lines just minutes away. Perfect for a first-time buyer or investor, and best of all&m

Key facts

• Private bath
• Walk-in closet
• Private balcony

Tags

• PRIVATE BATH
• WALK-IN CLOSET
• PRIVATE BALCONY
• IN-UNIT LAUNDRY
• CONVENIENT PARKING
• SHOPPING DINING BUS LINES

Property features AI

Finance

• Other: Property type: Townhouse (Residential); Zoning: R-2A
• HOA & community: No association fee services included; Pets allowed; Development: Sugarlane

Exterior

• Parking: Public maintained asphalt road access
• Utilities: Public water connected; Public sewer (sewer connected); Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Attached townhouse; Residential property; Completed condition; Two stories; Faces north; Unit/Building identifier: 13D
• Construction: Block construction; Shingle roof; Slab foundation; Built on lot of approximately 0.04 acres
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Linoleum; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Thermostat; Walk-in closet(s); Window treatments; No building elevator
• Laundry & utility: Washer; Dryer; Laundry closet; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (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: Hidden Oak Elementary School (math 70% / reading 70%, grade A-, #345 of 2,144 statewide, top 17%, 775 students, 36% FRL); F. W. Buchholz High School (math 49% / reading 66%, grade C, #125 of 667 statewide, top 19%, 2,540 students, 36% FRL).
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Alachua average implies; a family-tenant draw the district grade alone would hide.
• 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 $967 of loan paydown is wiped out by about $4k 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 189 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 7.3

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-7,831
• Equity at exit: $20,860

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $2,501
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $292

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 77%

Sensitivity live

Price	-10% $388	-5% $340	+0% $292	+5% $243	+10% $195
Rent	-10% $166	-5% $229	+0% $292	+5% $355	+10% $417
Rate	-1.0pp $362	-0.5pp $327	base $292	+0.5pp $255	+1.0pp $218

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   remarks 693-char remark
2. 2026-06-13
   status $139,900 Pending 189 DOM
3. 2026-06-10
   days on market $139,900 Active 189 DOM
4. 2026-06-09
   days on market $139,900 Active 188 DOM
5. 2026-06-08
   days on market $139,900 Active 187 DOM
6. 2026-06-07
   days on market $139,900 Active 186 DOM
7. 2026-06-05
   days on market $139,900 Active 183 DOM
8. 2026-06-03
   days on market $139,900 Active 182 DOM
9. 2026-06-02
   days on market $139,900 Active 181 DOM
10. 2026-06-01
    days on market $139,900 Active 180 DOM
11. 2026-05-31
    days on market $139,900 Active 179 DOM
12. 2026-05-30
    days on market $139,900 Active 178 DOM
13. 2026-05-27
    status Active
14. 2026-04-15
    status Pending
15. 2026-04-01
    price $139,900
16. 2026-03-03
    price $144,500
17. 2026-02-17
    price $147,400
18. 2026-01-06
    price $149,900
19. 2025-10-22
    listed $154,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $19,115
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,070
• Taxable income: $1,352
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $3,175/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

-9.7% since first listed

7 events — show timeline

• 2026-05-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $144,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $147,400 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Listed $154,900 Stellar MLS as Distributed by MLS Grid