707 SW 75th St #109 · Gainesville, FL 32607

$115,000

2 bd · 2.0 ba · 1,292 sqft · Condo public records · 117 Days on market

Built 1973

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful ground-floor condo located in a desirable Gainesville area. This well-maintained unit offers a functional and comfortable layout with abundant natural light. Conveniently located near the University of Florida, shopping centers, restaurants, and major roads. The community features appealing common areas and easy access to everyday amenities. Ideal as a primary residence, student housing, or investment property. A great opportunity in a prime location!

Key facts

• Near restaurants
• Ground-floor condo
• Functional layout

Tags

• GROUND-FLOOR CONDO
• FUNCTIONAL LAYOUT
• ABUNDANT NATURAL LIGHT
• NEAR UNIVERSITY OF FLORIDA
• NEAR SHOPPING CENTERS
• NEAR RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% 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 flat; 245 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 43% 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 $795 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 + 0.6% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $25k; list at $115k implies a 362% gain — meaningful room to come down on a strong offer.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
9. 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.
10. 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: 1.43% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 5.8

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: 9.3%
• Equity multiple: 1.36×
• Total profit: $11,460
• Equity at exit: $17,147

10-year hold

• IRR: 16.4%
• Equity multiple: 2.20×
• Total profit: $38,553
• Equity at exit: $9,943

Cash invested: $32,200 (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: 245
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $533

Break-even live

Break-even rent $974

Max offer price $115,000

Occupancy floor 63%

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: $28,750
• Closing costs: $3,450
• 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 27 events

1. 2026-06-18
   days on market $115,000 Active 117 DOM
2. 2026-06-17
   days on market $115,000 Active 116 DOM
3. 2026-06-16
   days on market $115,000 Active 115 DOM
4. 2026-06-15
   days on market $115,000 Active 114 DOM
5. 2026-06-14
   days on market $115,000 Active 112 DOM
6. 2026-06-13
   days on market $115,000 Active 111 DOM
7. 2026-06-10
   days on market $115,000 Active 109 DOM
8. 2026-06-09
   days on market $115,000 Active 108 DOM
9. 2026-06-08
   days on market $115,000 Active 107 DOM
10. 2026-06-07
    days on market $115,000 Active 106 DOM
11. 2026-06-05
    days on market $115,000 Active 103 DOM
12. 2026-06-03
    days on market $115,000 Active 102 DOM
13. 2026-06-02
    days on market $115,000 Active 101 DOM
14. 2026-06-01
    days on market $115,000 Active 100 DOM
15. 2026-05-31
    days on market $115,000 Active 99 DOM
16. 2026-05-30
    days on market $115,000 Active 98 DOM
17. 2026-02-16
    listed $115,000 Active 465-char remark

    Show marketing remark (465 chars)

    Beautiful ground-floor condo located in a desirable Gainesville area. This well-maintained unit offers a functional and comfortable layout with abundant natural light. Conveniently located near the University of Florida, shopping centers, restaurants, and major roads. The community features appealing common areas and easy access to everyday amenities. Ideal as a primary residence, student housing, or investment property. A great opportunity in a prime location!

18. 2018-04-05
    soldstatus $24,900
19. 2006-02-03
    soldstatus $118,000
20. 2006-01-30
    soldstatus $118,000 514-char remark

    Show marketing remark (514 chars)

    Stunning upgrades to this spacious 2/2 make it feel like a 5th Ave. Manhattan flat. Quartz countertops, custom cabinets, and stainless steel appliances are just some of the kitchen features. Master bath has slate tiled shower with custom inlays, glass doors and multi-directional spray nozzles. Large bedrooms open to individual covered porches. Large community pool, clubhouse and recently renovated gym room are just some of the amenities that await you. Plus convenient SW location. * * Under Cont. 3-4 Units.

21. 2005-12-20
    listed $119,900 514-char remark

    Show marketing remark (514 chars)

    Stunning upgrades to this spacious 2/2 make it feel like a 5th Ave. Manhattan flat. Quartz countertops, custom cabinets, and stainless steel appliances are just some of the kitchen features. Master bath has slate tiled shower with custom inlays, glass doors and multi-directional spray nozzles. Large bedrooms open to individual covered porches. Large community pool, clubhouse and recently renovated gym room are just some of the amenities that await you. Plus convenient SW location. * * Under Cont. 3-4 Units.

22. 2002-06-21
    soldstatus $42,000
23. 2002-06-17
    soldstatus $42,000
24. 2001-10-29
    listed $46,000
25. 1999-09-10
    soldstatus $40,500
26. 1996-08-12
    soldstatus $32,500
27. 1985-09-01
    soldstatus $33,200

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/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: $19,793
• − Mortgage interest: −$6,442
• − Property taxes: −$1,423
• − Insurance: −$575
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$3,345
• Taxable income: $4,841
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $5,240/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

• 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

+246.4% since first listed

11 events — show timeline

• 2026-02-16 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-05 Sold (Public Records) $24,900 Public Records
• 2006-02-03 Sold (Public Records) $118,000 Public Records
• 2006-01-30 Sold (MLS) $118,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-20 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2002-06-21 Sold (Public Records) $42,000 Public Records
• 2002-06-17 Sold (MLS) $42,000 Stellar MLS as Distributed by MLS Grid
• 2001-10-29 Listed $46,000 Stellar MLS as Distributed by MLS Grid
• 1999-09-10 Sold (Public Records) $40,500 Public Records
• 1996-08-12 Sold (Public Records) $32,500 Public Records
• 1985-09-01 Sold (Public Records) $33,200 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,423 · +15.6% YoY. Source: county tax records.