6519 W Newberry Rd #412 · Gainesville, FL 32607

$149,500

2 bd · 1.0 ba · 982 sqft · Condo public records · 82 Days on market

Built 2024 $383/mo HOA · 25% 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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this new construction 2 bed 1 bath condo in The Oaks! Close to the University of Florida, Santa Fe, I-75, and within walking distance to North FL Regional Hospital and Oaks Mall. This condo has been meticulously remodeled with high-end craftsmanship. This third-floor end unit condo comes with all the upgrades completed in 2024, including brand new cabinetry, granite countertops, new HVAC, new water heater, interior paint, trim, window sills, and vinyl flooring. The living room has a tall vaulted ceiling with windows on the sides, allowing for great lighting, and flows into a screened porch for relaxing. The spacious bedroom has a walk-in closet and access to the patio. The bathroom has a new tub, vanity, and granite countertop. Community amenities include a pool, fitness center, and clubhouse. Perfect condo for your son or daughter who attends UF or Santa Fe. Also, great for investors as there are no minimum lease restrictions, making this ideal for Airbnb or short-term rentals. Direct bus routes on Newberry Rd.

Key facts

• New construction
• Brand new cabinetry
• New hvac

Tags

• NEW CONSTRUCTION
• METICULOUSLY REMODELED
• HIGH-END CRAFTSMANSHIP
• BRAND NEW CABINETRY
• GRANITE COUNTERTOPS
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (9.3% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.3% below list) — sets the bar for cash-flow.

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); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% 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; 246 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 40% 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 $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 82 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 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 $112k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,666 (9.3% 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. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 8.1

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-32,640
• Equity at exit: $22,291

10-year hold

• IRR: -28.7%
• Equity multiple: -0.15×
• Total profit: $-48,220
• Equity at exit: $12,926

Cash invested: $41,860 (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: 246
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$62
• HOA: −$383
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-78

Break-even live

Break-even rent $1,628

Max offer price $135,666

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-36	+0% $-78	+5% $-121	+10% $-163
Rent	-10% $-199	-5% $-139	+0% $-78	+5% $-18	+10% $42
Rate	-1.0pp $-3	-0.5pp $-40	base $-78	+0.5pp $-117	+1.0pp $-156

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $383 · $4,596/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $149,500 Active 82 DOM
2. 2026-06-18
   days on market $149,500 Active 79 DOM
3. 2026-06-17
   days on market $149,500 Active 78 DOM
4. 2026-06-16
   days on market $149,500 Active 77 DOM
5. 2026-06-15
   days on market $149,500 Active 76 DOM
6. 2026-06-14
   days on market $149,500 Active 74 DOM
7. 2026-06-13
   days on market $149,500 Active 73 DOM
8. 2026-06-10
   days on market $149,500 Active 71 DOM
9. 2026-06-09
   days on market $149,500 Active 70 DOM
10. 2026-06-08
    days on market $149,500 Active 69 DOM
11. 2026-06-07
    days on market $149,500 Active 68 DOM
12. 2026-06-05
    days on market $149,500 Active 65 DOM
13. 2026-06-03
    days on market $149,500 Active 64 DOM
14. 2026-06-03
    price $149,500 Active 63 DOM
15. 2026-06-02
    days on market $152,500 Active 63 DOM
16. 2026-06-01
    days on market $152,500 Active 62 DOM
17. 2026-05-31
    days on market $152,500 Active 61 DOM
18. 2026-05-30
    days on market $152,500 Active 60 DOM
19. 2026-04-17
    price $152,500 1038-char remark

    Show marketing remark (1038 chars)

    Welcome to this new construction 2 bed 1 bath condo in The Oaks! Close to the University of Florida, Santa Fe, I-75, and within walking distance to North FL Regional Hospital and Oaks Mall. This condo has been meticulously remodeled with high-end craftsmanship. This third-floor end unit condo comes with all the upgrades completed in 2024, including brand new cabinetry, granite countertops, new HVAC, new water heater, interior paint, trim, window sills, and vinyl flooring. The living room has a tall vaulted ceiling with windows on the sides, allowing for great lighting, and flows into a screened porch for relaxing. The spacious bedroom has a walk-in closet and access to the patio. The bathroom has a new tub, vanity, and granite countertop. Community amenities include a pool, fitness center, and clubhouse. Perfect condo for your son or daughter who attends UF or Santa Fe. Also, great for investors as there are no minimum lease restrictions, making this ideal for Airbnb or short-term rentals. Direct bus routes on Newberry Rd.

20. 2026-04-01
    price $159,500 1038-char remark

    Show marketing remark (1038 chars)

    Welcome to this new construction 2 bed 1 bath condo in The Oaks! Close to the University of Florida, Santa Fe, I-75, and within walking distance to North FL Regional Hospital and Oaks Mall. This condo has been meticulously remodeled with high-end craftsmanship. This third-floor end unit condo comes with all the upgrades completed in 2024, including brand new cabinetry, granite countertops, new HVAC, new water heater, interior paint, trim, window sills, and vinyl flooring. The living room has a tall vaulted ceiling with windows on the sides, allowing for great lighting, and flows into a screened porch for relaxing. The spacious bedroom has a walk-in closet and access to the patio. The bathroom has a new tub, vanity, and granite countertop. Community amenities include a pool, fitness center, and clubhouse. Perfect condo for your son or daughter who attends UF or Santa Fe. Also, great for investors as there are no minimum lease restrictions, making this ideal for Airbnb or short-term rentals. Direct bus routes on Newberry Rd.

21. 2026-03-31
    listed $152,500 Active 1038-char remark

    Show marketing remark (1038 chars)

    Welcome to this new construction 2 bed 1 bath condo in The Oaks! Close to the University of Florida, Santa Fe, I-75, and within walking distance to North FL Regional Hospital and Oaks Mall. This condo has been meticulously remodeled with high-end craftsmanship. This third-floor end unit condo comes with all the upgrades completed in 2024, including brand new cabinetry, granite countertops, new HVAC, new water heater, interior paint, trim, window sills, and vinyl flooring. The living room has a tall vaulted ceiling with windows on the sides, allowing for great lighting, and flows into a screened porch for relaxing. The spacious bedroom has a walk-in closet and access to the patio. The bathroom has a new tub, vanity, and granite countertop. Community amenities include a pool, fitness center, and clubhouse. Perfect condo for your son or daughter who attends UF or Santa Fe. Also, great for investors as there are no minimum lease restrictions, making this ideal for Airbnb or short-term rentals. Direct bus routes on Newberry Rd.

22. 2025-10-23
    historical
23. 2025-05-01
    status Active
24. 2025-04-30
    historical
25. 2025-03-27
    price $149,900
26. 2024-12-27
    status Active
27. 2024-12-19
    status Pending
28. 2024-11-18
    listed $172,500 Active
29. 2006-08-11
    soldstatus $111,520
30. 2005-12-29
    listed $111,520

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$559/yr (+$47/mo · 81.9%)

ⓘ 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 · 22 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: $18,347
• − Mortgage interest: −$8,374
• − Property taxes: −$682
• − Insurance: −$748
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − HOA: −$4,596
• − Depreciation: −$4,349
• Taxable loss: −$3,338
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $-139/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

+36.7% since first listed

12 events — show timeline

• 2026-04-17 Price Changed $152,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $159,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $152,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-18 Listed $172,500 Stellar MLS as Distributed by MLS Grid
• 2006-08-11 Sold (MLS) $111,520 Stellar MLS as Distributed by MLS Grid
• 2005-12-29 Listed $111,520 Stellar MLS as Distributed by MLS Grid

Property tax history

-2.1%/yr

Latest (2025): $682 · -1.8% YoY. Source: county tax records.