4224 NW 30th Ter · Gainesville, FL 32605

$230,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 6 Days on market

Built 1995

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a gorgeous culdesac lot in Springtree, find this adorable home that is ready for you to make your own, with a little love this can be the perfect place, this 2 bed 1 bath PLUS BONUS ROOM house features a BRAND NEW ROOF that has been paid for and in process of being done, along with an amazingly over sized lot. Attached GARAGE/CARPORT. Location is Key! Right in the heart of NW Gainesville. Minutes to I-75, 441, and a very easy drive to UF, Shands and the VA.

Key facts

• Sturdy foundations
• Kitchen
• Living room

Tags

• STURDY FOUNDATIONS
• DINING ROOM
• KITCHEN
• LIVING ROOM
• ALL APPLIANCES INCLUDED

Property features AI

Exterior

• Home design: Built in 1995; Single-family property
• Construction: Built in 1995
• Exterior features: Located in the Springtree subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (25.2% below list).
• Recommended offer: $172k (25.2% 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 rising fast (+4.4%/yr); 260 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $200k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,008 (25.2% 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. 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: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.41% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.24×
• Total profit: $-48,701
• Equity at exit: $34,294

10-year hold

• IRR: -12.3%
• Equity multiple: 0.23×
• Total profit: $-49,811
• Equity at exit: $19,886

Cash invested: $64,400 (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 32605

• Home prices YoY: -34.2%
• Rents YoY: 4.4%
• Active inventory: 260
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$276 /mo · $3,306/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-219

Break-even live

Break-even rent $1,997

Max offer price $191,381

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-154	+0% $-219	+5% $-284	+10% $-349
Rent	-10% $-355	-5% $-287	+0% $-219	+5% $-151	+10% $-83
Rate	-1.0pp $-103	-0.5pp $-160	base $-219	+0.5pp $-278	+1.0pp $-339

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 NW 55th Blvd Gainesville, FL	2.0	1.0	928	$1,465	$1.58	21d	1	1.22mi

Listing history 6 events

1. 2026-06-18
   days on market $230,000 Active 6 DOM
2. 2026-06-17
   days on market $230,000 Active 5 DOM
3. 2026-06-16
   days on market $230,000 Active 4 DOM
4. 2026-06-15
   days on market $230,000 Active 3 DOM
5. 2026-06-13
   remarks 179-char remark
6. 2026-06-13
   listed $230,000 Active 1 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: $3,306 · $276/mo
• Projected year-2 tax: $3,306 · $276/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 19 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: $20,641
• − Mortgage interest: −$12,884
• − Property taxes: −$3,306
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$6,691
• Taxable loss: −$6,692
• Est. tax savings @ 24.0%: +$1,606
• After-tax cash flow: $-1,017/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): 24,689
• Household income: $86,714
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 586.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 12% Black 12% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 5% Romanian 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 6% Chinese 2% Other Indo-European 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: ▼ -142.48%
• Current HPI: 274.157
• Rent YoY: ▲ 4.41%
• 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

+499.0% since first listed

15 events — show timeline

• 2026-06-13 Listed $230,000 FSBO.com
• 2021-10-04 Sold (Public Records) $200,000 Public Records
• 2021-09-17 Sold (MLS) $200,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-07-16 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2009-01-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-01-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-12-07 Sold (Public Records) $144,000 Public Records
• 2005-12-05 Sold (MLS) $144,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-14 Listed $149,500 Stellar MLS as Distributed by MLS Grid
• 2005-11-14 Listed $149,500 Stellar MLS as Distributed by MLS Grid
• 2005-11-14 Listed $149,500 Stellar MLS as Distributed by MLS Grid
• 1995-09-01 Sold (Public Records) $59,900 Public Records
• 1984-06-01 Sold (Public Records) $46,500 Public Records
• 1980-05-01 Sold (Public Records) $38,400 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,306 · +4.2% YoY. Source: county tax records.