6519 W Newberry Rd #1111 · Gainesville, FL 32605

$85,000

1 bd · 1.0 ba · 702 sqft · Condo public records · 52 Days on market

Built 2006

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Why this score? — see what drove the B 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 +28.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Condo Conversion. Large flat level condo w/ breakfast bar, living/dining room combo, and screened in porch. Located w/ in minutes of shopping, restaurants, UF, and on bus route. Units sold subject to existing . 5+ Units.

Key facts

• Community pool
• City bus line
• Screened balcony

Tags

• SCREENED BALCONY
• COMMUNITY POOL
• CITY BUS LINE
• SHOPPING DINING ACCESS

Property features AI

Finance

• Other: Unit is unfurnished; Living area reported as 702 square feet (public records); Building area total reported as 752 square feet (public records)
• Financial info: No lease restrictions reported
• HOA & community: The Oaks association; Monthly association fee required; fee includes pool; Community pool; Dogs allowed

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; One story; Faces south; Located on 3rd floor
• Construction: Shingle roof; Slab foundation; Building identified as 1000
• Exterior features: Asphalt road access; No waterfront or water access

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Thermostat; No built-in appliances listed
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% 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.
• Market conditions: Rents rising fast (+4.4%/yr); 260 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $73k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 4.8

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $5,777
• Equity at exit: $12,674

10-year hold

• IRR: 17.2%
• Equity multiple: 2.56×
• Total profit: $37,048
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$35
• HOA est. from 3 same-building comps: −$292
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $270

Break-even live

Break-even rent $1,138

Max offer price $85,000

Occupancy floor 77%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 52 DOM
2. 2026-06-17
   days on market $85,000 Active 51 DOM
3. 2026-06-16
   days on market $85,000 Active 50 DOM
4. 2026-06-15
   days on market $85,000 Active 49 DOM
5. 2026-06-14
   days on market $85,000 Active 47 DOM
6. 2026-06-13
   days on market $85,000 Active 46 DOM
7. 2026-06-10
   days on market $85,000 Active 44 DOM
8. 2026-06-09
   days on market $85,000 Active 43 DOM
9. 2026-06-08
   days on market $85,000 Active 42 DOM
10. 2026-06-07
    days on market $85,000 Active 41 DOM
11. 2026-06-05
    days on market $85,000 Active 38 DOM
12. 2026-06-03
    days on market $85,000 Active 37 DOM
13. 2026-06-02
    days on market $85,000 Active 36 DOM
14. 2026-06-01
    days on market $85,000 Active 35 DOM
15. 2026-05-31
    days on market $85,000 Active 34 DOM
16. 2026-05-30
    days on market $85,000 Active 33 DOM
17. 2026-04-27
    listed $85,000 Active 558-char remark
18. 2006-06-22
    soldstatus $73,395 220-char remark

    Show marketing remark (220 chars)

    Condo Conversion. Large flat level condo w/ breakfast bar, living/dining room combo, and screened in porch. Located w/ in minutes of shopping, restaurants, UF, and on bus route. Units sold subject to existing . 5+ Units.

19. 2006-05-02
    listed $73,395 220-char remark

    Show marketing remark (220 chars)

    Condo Conversion. Large flat level condo w/ breakfast bar, living/dining room combo, and screened in porch. Located w/ in minutes of shopping, restaurants, UF, and on bus route. Units sold subject to existing . 5+ Units.

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $1,511 · $126/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,761
• − Mortgage interest: −$4,761
• − Property taxes: −$1,511
• − Insurance: −$425
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − HOA: −$3,504
• − Depreciation: −$2,473
• Taxable income: $2,245
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $2,703/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

+15.8% since first listed

3 events — show timeline

• 2026-04-27 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-22 Sold (MLS) $73,395 Stellar MLS as Distributed by MLS Grid
• 2006-05-02 Listed $73,395 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $1,511 · +10.3% YoY. Source: county tax records.