2900 NE 17th Dr · Gainesville, FL 32609

$232,000

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 126 Days on market

Built 1965 9,376 sqft lot

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

welcome to this well maintained 4 bedroom, 2 bathroom home located in the sought after Carol Estates North neighborhood. The home is tiled throughout all living areas with the exception of the master bedroom - carpet, walk in closet, updated bathroom, a spacious kitchen-ample cabinetry, newer appliances, enough space for a dining table, the contiguous living room area next to the kitchen allows for lively conversation while preparing meals for loved ones, in law suite separated from the other bedrooms for privacy but within the home for ensured safety, separate laundry room with an exit door into the ample and well maintained backyard - metal shed to store outdoor equipment, fenced on all sides, Paved expanded driveway for parking. Roof replaced 04/2025

Key facts

• Metal shed
• Ample backyard
• Spacious kitchen

Tags

• IN LAW SUITE
• UPDATED BATHROOM
• SPACIOUS KITCHEN
• SEPARATE LAUNDRY ROOM
• AMPLE BACKYARD
• METAL SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (15.2% below list).
• Recommended offer: $197k (15.2% 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 (+4.0%/yr); 108 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $1,968/mo this rent would consume 48% of the median local household income ($49k/yr) (locally 1037% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 126 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $28k (11%) 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,801 (15.2% 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. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-44,193
• Equity at exit: $34,592

10-year hold

• IRR: -9.7%
• Equity multiple: 0.37×
• Total profit: $-40,705
• Equity at exit: $20,059

Cash invested: $64,960 (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 32609

• Home prices YoY: -23.5%
• Rents YoY: 4.0%
• Active inventory: 108
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$1,217
• Tax from tax record: −$379 /mo · $4,548/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-138

Break-even live

Break-even rent $2,142

Max offer price $207,691

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-08
   price $232,000 763-char remark

   Show marketing remark (763 chars)

   welcome to this well maintained 4 bedroom, 2 bathroom home located in the sought after Carol Estates North neighborhood. The home is tiled throughout all living areas with the exception of the master bedroom - carpet, walk in closet, updated bathroom, a spacious kitchen-ample cabinetry, newer appliances, enough space for a dining table, the contiguous living room area next to the kitchen allows for lively conversation while preparing meals for loved ones, in law suite separated from the other bedrooms for privacy but within the home for ensured safety, separate laundry room with an exit door into the ample and well maintained backyard - metal shed to store outdoor equipment, fenced on all sides, Paved expanded driveway for parking. Roof replaced 04/2025

2. 2026-04-11
   price $235,500 763-char remark

   Show marketing remark (763 chars)

   welcome to this well maintained 4 bedroom, 2 bathroom home located in the sought after Carol Estates North neighborhood. The home is tiled throughout all living areas with the exception of the master bedroom - carpet, walk in closet, updated bathroom, a spacious kitchen-ample cabinetry, newer appliances, enough space for a dining table, the contiguous living room area next to the kitchen allows for lively conversation while preparing meals for loved ones, in law suite separated from the other bedrooms for privacy but within the home for ensured safety, separate laundry room with an exit door into the ample and well maintained backyard - metal shed to store outdoor equipment, fenced on all sides, Paved expanded driveway for parking. Roof replaced 04/2025

3. 2026-03-13
   price $239,000 763-char remark

   Show marketing remark (763 chars)

   welcome to this well maintained 4 bedroom, 2 bathroom home located in the sought after Carol Estates North neighborhood. The home is tiled throughout all living areas with the exception of the master bedroom - carpet, walk in closet, updated bathroom, a spacious kitchen-ample cabinetry, newer appliances, enough space for a dining table, the contiguous living room area next to the kitchen allows for lively conversation while preparing meals for loved ones, in law suite separated from the other bedrooms for privacy but within the home for ensured safety, separate laundry room with an exit door into the ample and well maintained backyard - metal shed to store outdoor equipment, fenced on all sides, Paved expanded driveway for parking. Roof replaced 04/2025

4. 2026-02-18
   price $245,000 763-char remark

   Show marketing remark (763 chars)

   welcome to this well maintained 4 bedroom, 2 bathroom home located in the sought after Carol Estates North neighborhood. The home is tiled throughout all living areas with the exception of the master bedroom - carpet, walk in closet, updated bathroom, a spacious kitchen-ample cabinetry, newer appliances, enough space for a dining table, the contiguous living room area next to the kitchen allows for lively conversation while preparing meals for loved ones, in law suite separated from the other bedrooms for privacy but within the home for ensured safety, separate laundry room with an exit door into the ample and well maintained backyard - metal shed to store outdoor equipment, fenced on all sides, Paved expanded driveway for parking. Roof replaced 04/2025

5. 2026-02-07
   price $256,000 763-char remark

   Show marketing remark (763 chars)

   welcome to this well maintained 4 bedroom, 2 bathroom home located in the sought after Carol Estates North neighborhood. The home is tiled throughout all living areas with the exception of the master bedroom - carpet, walk in closet, updated bathroom, a spacious kitchen-ample cabinetry, newer appliances, enough space for a dining table, the contiguous living room area next to the kitchen allows for lively conversation while preparing meals for loved ones, in law suite separated from the other bedrooms for privacy but within the home for ensured safety, separate laundry room with an exit door into the ample and well maintained backyard - metal shed to store outdoor equipment, fenced on all sides, Paved expanded driveway for parking. Roof replaced 04/2025

6. 2026-01-17
   listed $260,000 Active 763-char remark

   Show marketing remark (763 chars)

   welcome to this well maintained 4 bedroom, 2 bathroom home located in the sought after Carol Estates North neighborhood. The home is tiled throughout all living areas with the exception of the master bedroom - carpet, walk in closet, updated bathroom, a spacious kitchen-ample cabinetry, newer appliances, enough space for a dining table, the contiguous living room area next to the kitchen allows for lively conversation while preparing meals for loved ones, in law suite separated from the other bedrooms for privacy but within the home for ensured safety, separate laundry room with an exit door into the ample and well maintained backyard - metal shed to store outdoor equipment, fenced on all sides, Paved expanded driveway for parking. Roof replaced 04/2025

7. 2023-05-02
   soldstatus $210,000 Closed 643-char remark

   Show marketing remark (643 chars)

   Rare 3 bedroom 2 bathroom concrete-block construction home in Gainesville's classic Carol Estates community (no HOA). Sitting on just under a quarter of an acre, this property features a fenced backyard and two storage units. Spacious tiled living room provides an abundance of natural light. Terrazzo flooring in 2nd living room and 3rd bedroom, ready for refinishing or new flooring overtop, if you so choose! Brand new carpeting in 1st and 2nd bedrooms. Nice wood cabinetry in the kitchen. Freshly painted throughout. Both full bathrooms offer shower/tub combos. Home is located 3 miles to downtown and 5 miles to the University of Florida.

8. 2023-05-01
   soldstatus $210,000
9. 2023-03-21
   status Pending 643-char remark

   Show marketing remark (643 chars)

   Rare 3 bedroom 2 bathroom concrete-block construction home in Gainesville's classic Carol Estates community (no HOA). Sitting on just under a quarter of an acre, this property features a fenced backyard and two storage units. Spacious tiled living room provides an abundance of natural light. Terrazzo flooring in 2nd living room and 3rd bedroom, ready for refinishing or new flooring overtop, if you so choose! Brand new carpeting in 1st and 2nd bedrooms. Nice wood cabinetry in the kitchen. Freshly painted throughout. Both full bathrooms offer shower/tub combos. Home is located 3 miles to downtown and 5 miles to the University of Florida.

10. 2023-03-16
    listed $205,000 Active 643-char remark

    Show marketing remark (643 chars)

    Rare 3 bedroom 2 bathroom concrete-block construction home in Gainesville's classic Carol Estates community (no HOA). Sitting on just under a quarter of an acre, this property features a fenced backyard and two storage units. Spacious tiled living room provides an abundance of natural light. Terrazzo flooring in 2nd living room and 3rd bedroom, ready for refinishing or new flooring overtop, if you so choose! Brand new carpeting in 1st and 2nd bedrooms. Nice wood cabinetry in the kitchen. Freshly painted throughout. Both full bathrooms offer shower/tub combos. Home is located 3 miles to downtown and 5 miles to the University of Florida.

11. 1996-03-01
    soldstatus $41,000
12. 1987-06-01
    soldstatus $25,000

ⓘ 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: $4,548 · $379/mo
• Projected year-2 tax: $4,548 · $379/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,616
• − Mortgage interest: −$12,996
• − Property taxes: −$4,548
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$6,749
• Taxable loss: −$5,616
• Est. tax savings @ 24.0%: +$1,348
• After-tax cash flow: $-304/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): 19,752
• Household income: $49,406
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1037.0

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 0.60)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% 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: ▼ -93.25%
• Current HPI: 304.1951
• Rent YoY: ▲ 4.04%
• 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

+828.0% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $232,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $235,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $256,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-02 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-01 Sold (Public Records) $210,000 Public Records
• 2023-03-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-16 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 1996-03-01 Sold (Public Records) $41,000 Public Records
• 1987-06-01 Sold (Public Records) $25,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $4,548 · -3.3% YoY. Source: county tax records.