24407 SW 17 Ln · Newberry, FL 32669

$250,000

3 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 13 Days on market

Built 2023 Good condition 4,452 sqft lot $83/mo HOA · 4% 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
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Welcome home to this beautifully maintained 2023 single-family residence with a one-car garage, located in the highly desirable Countryway Town Square community in Newberry. Thoughtfully designed with 1,314 square feet of living space, this charming 3 bedroom, 2 bathroom home offers the perfect blend of comfort, functionality, and modern style. Step inside and immediately feel at home. The open-concept floor plan features ceramic tile flooring throughout and a warm, inviting living room that creates the perfect setting for relaxing after a long day or spending quality time with family and friends. The kitchen is both stylish and practical, featuring granite countertops, a

Key facts

• One car garage
• Granite countertops
• Center island

Tags

• ONE CAR GARAGE
• CERAMIC TILE FLOORING
• GRANITE COUNTERTOPS
• CENTER ISLAND
• LIGHTED CORNER PANTRY
• FULL APPLIANCE PACKAGE

Property features AI

Finance

• Other: Total acreage: 0.1 acres; Road surface: Asphalt
• HOA & community: Has HOA; quarterly association fee of $250 (approx. $83.33/month); Association: Access Management; Community features include fitness center, pool, sidewalks, golf carts allowed; Pets allowed; Development: Countryway Town Square

Exterior

• Parking: Attached garage (1-car, approximately 14x20)
• Utilities: Public water; Private sewer; Electricity connected; Propane; Sewer connected; Water connected
• Home design: Single family residence; One story; Faces north; Residential property
• Construction: Shingle roof; Slab foundation
• Exterior features: Sidewalk; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; 6 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Crown molding; Thermostat; Tray ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (8.0% below list).
• Recommended offer: $226k (9.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.2% 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); Newberry High School (math 35% / reading 54%, grade F, #237 of 667 statewide, top 36%, 728 students, 50% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 418 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 $8k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,111 (9.6% 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. 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: 0.92% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 9.1

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: -19.3%
• Equity multiple: 0.32×
• Total profit: $-47,623
• Equity at exit: $37,276

10-year hold

• IRR: -10.6%
• Equity multiple: 0.34×
• Total profit: $-46,347
• Equity at exit: $21,615

Cash invested: $70,000 (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: 418
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$455 /mo · $5,458/yr
• Insurance: −$104
• HOA: −$83
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-135

Break-even live

Break-even rent $2,472

Max offer price $226,111

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	13d	1	0.48mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 12 events

1. 2026-06-18
   price $250,000 Active 13 DOM
2. 2026-06-18
   days on market $270,000 Active 13 DOM
3. 2026-06-17
   days on market $270,000 Active 12 DOM
4. 2026-06-16
   days on market $270,000 Active 11 DOM
5. 2026-06-15
   days on market $270,000 Active 10 DOM
6. 2026-06-14
   days on market $270,000 Active 8 DOM
7. 2026-06-13
   days on market $270,000 Active 7 DOM
8. 2026-06-10
   days on market $270,000 Active 5 DOM
9. 2026-06-09
   days on market $270,000 Active 4 DOM
10. 2026-06-08
    days on market $270,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $270,000 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: $5,458 · $455/mo
• Projected year-2 tax: $5,458 · $455/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $27,613
• − Mortgage interest: −$14,004
• − Property taxes: −$5,458
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − HOA: −$996
• − Depreciation: −$7,273
• Taxable loss: −$5,786
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $-234/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This charming single-family home in Countryway Town Square is in good condition with a well-maintained exterior and interior. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replace countertops and appliances in kitchen — Modernizes kitchen and improves functionality
• Both Install new flooring in bathrooms — Enhances aesthetics and durability
• Both Upgrade HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace countertops and appliances in kitchen — Modernizes kitchen and improves functionality ↑
• Both Install new flooring in bathrooms — Enhances aesthetics and durability ↑
• Both Upgrade HVAC system — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-05 Listed $270,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+189.5%/yr

Latest (2025): $5,458 · +1.6% YoY. Source: county tax records.