4220 SW 67th Ter · Gainesville, FL 32608

$189,900

2 bd · 3.0 ba · 1,136 sqft · SingleFamily public records · 33 Days on market

Built 1999 4,792 sqft lot $7/mo HOA

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Why this score? — see what drove the C- 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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single family attached corner unit with a low HOA of $92 annually, features 2 bedrooms located upstairs, each with its own bathroom and ample closet space. There is also a half bathroom downstairs. Newer kitchen appliances and no carpet in any of the rooms (staircase has only carpet). Freshly painted interior. Sturdy hardiboard and concrete block exterior. Roof was replaced in 2020 per public records. Indoor laundry closet and outdoor storage space. Huge fenced in backyard and additional side yard. Located within walking distance to public elementary school (Wiles) and middle school (Kanapaha). Conveniently located near UF (5 miles), and plenty of shopping and restaurants along Archer Rd and Newberry Rd.

Key facts

• Oversized corner lot
• Firepit
• Private fenced yard

Tags

• PRIVATE FENCED YARD
• OVERSIZED CORNER LOT
• FIREPIT
• CHICKEN COOP
• WALK-IN PANTRY
• UPDATED PRIVATE BATHROOMS

Property features AI

Finance

• Other: Unfurnished; Condo land included
• Financial info: Tax information not included per instructions
• HOA & community: Has HOA (annual fee $95; monthly equivalent $7.92) — fee required; association name listed; Community features include park and street lights; Pets allowed (cats and dogs); Development: Green Leaf

Exterior

• Parking: Parking information not provided
• Security: Security information not provided
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Fire hydrant nearby; Sewer connected; Underground utilities; Water connected
• Home design: Residential townhouse; Attached property; Completed condition; Two stories; Faces east; Entry level information not provided
• Construction: Concrete construction; Shingle roof; Slab foundation; Built area approximately 1,208 sq ft
• Exterior features: Storage; Corner lot; Asphalt road frontage; Wood fencing

Interior

• Kitchen: Built-in oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen and family room combined; Open floorplan; Stone counters; Thermostat; Window treatments; Insulated windows
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (3.2% below list).
• Recommended offer: $184k (3.2% 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.
• Zoned schools: 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 rising (+2.9%/yr); 604 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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 $6k 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 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,778 (3.2% below list)

Questions for the listing agent

1. It's been on market 33 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. 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. 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?
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: 0.97% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-20,362
• Equity at exit: $28,315

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,865
• Equity at exit: $16,419

Cash invested: $53,172 (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 32608

• Rents YoY: 2.9%
• Active inventory: 604
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$203 /mo · $2,441/yr
• Insurance: −$79
• HOA: −$7
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $166

Break-even live

Break-even rent $1,627

Max offer price $189,900

Occupancy floor 86%

Sensitivity live

Price	-10% $274	-5% $220	+0% $166	+5% $113	+10% $59
Rent	-10% $21	-5% $94	+0% $166	+5% $239	+10% $312
Rate	-1.0pp $262	-0.5pp $215	base $166	+0.5pp $117	+1.0pp $67

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5333 SW 75th St Gainesville, FL	2.0–3.0	2.0–2.5	1349	$1,769	$1.31	22d	1	0.85mi
6001 SW 75th Ter Gainesville, FL	1.0–3.0	1.0–2.0	1119	$1,797	$1.61	14d	17	1.12mi
4781 SW 36th Rd Gainesville, FL	1.0–3.0	1.0–2.0	1137	$2,340	$2.06	14d	61	1.28mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 17 events

1. 2026-06-09
   statusdays on market $189,900 Pending 33 DOM
2. 2026-06-08
   days on market $189,900 Active 32 DOM
3. 2026-06-07
   days on market $189,900 Active 31 DOM
4. 2026-06-05
   days on market $189,900 Active 28 DOM
5. 2026-06-03
   days on market $189,900 Active 27 DOM
6. 2026-06-02
   pricedays on market $189,900 Active 26 DOM
7. 2026-06-01
   days on market $193,500 Active 25 DOM
8. 2026-05-31
   days on market $193,500 Active 24 DOM
9. 2026-05-30
   days on market $193,500 Active 23 DOM
10. 2026-05-07
    listed $193,500 Active 1150-char remark
11. 2024-05-08
    soldstatus $168,000
12. 2024-05-07
    soldstatus $168,000 Closed 718-char remark

    Show marketing remark (718 chars)

    This single family attached corner unit with a low HOA of $92 annually, features 2 bedrooms located upstairs, each with its own bathroom and ample closet space. There is also a half bathroom downstairs. Newer kitchen appliances and no carpet in any of the rooms (staircase has only carpet). Freshly painted interior. Sturdy hardiboard and concrete block exterior. Roof was replaced in 2020 per public records. Indoor laundry closet and outdoor storage space. Huge fenced in backyard and additional side yard. Located within walking distance to public elementary school (Wiles) and middle school (Kanapaha). Conveniently located near UF (5 miles), and plenty of shopping and restaurants along Archer Rd and Newberry Rd.

13. 2024-03-30
    status Pending 718-char remark

    Show marketing remark (718 chars)

    This single family attached corner unit with a low HOA of $92 annually, features 2 bedrooms located upstairs, each with its own bathroom and ample closet space. There is also a half bathroom downstairs. Newer kitchen appliances and no carpet in any of the rooms (staircase has only carpet). Freshly painted interior. Sturdy hardiboard and concrete block exterior. Roof was replaced in 2020 per public records. Indoor laundry closet and outdoor storage space. Huge fenced in backyard and additional side yard. Located within walking distance to public elementary school (Wiles) and middle school (Kanapaha). Conveniently located near UF (5 miles), and plenty of shopping and restaurants along Archer Rd and Newberry Rd.

14. 2024-01-10
    listed $178,000 Active 718-char remark

    Show marketing remark (718 chars)

    This single family attached corner unit with a low HOA of $92 annually, features 2 bedrooms located upstairs, each with its own bathroom and ample closet space. There is also a half bathroom downstairs. Newer kitchen appliances and no carpet in any of the rooms (staircase has only carpet). Freshly painted interior. Sturdy hardiboard and concrete block exterior. Roof was replaced in 2020 per public records. Indoor laundry closet and outdoor storage space. Huge fenced in backyard and additional side yard. Located within walking distance to public elementary school (Wiles) and middle school (Kanapaha). Conveniently located near UF (5 miles), and plenty of shopping and restaurants along Archer Rd and Newberry Rd.

15. 2012-05-15
    historical
16. 2008-12-05
    listed $122,500
17. 2004-09-09
    soldstatus $89,500

ⓘ 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: $2,441 · $203/mo
• Projected year-2 tax: $2,441 · $203/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $22,053
• − Mortgage interest: −$10,637
• − Property taxes: −$2,441
• − Insurance: −$950
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$84
• − Depreciation: −$5,524
• Taxable loss: −$1,111
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $2,264/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): 54,566
• Household income: $61,588
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 4709.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 16% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -150.91%
• Current HPI: 253.0629
• Rent YoY: ▲ 2.89%
• 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

+112.2% since first listed

10 events — show timeline

• 2026-06-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-01 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $193,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-08 Sold (Public Records) $168,000 Public Records
• 2024-05-07 Sold (MLS) $168,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-10 Listed $178,000 Stellar MLS as Distributed by MLS Grid
• 2012-05-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-12-05 Listed $122,500 Stellar MLS as Distributed by MLS Grid
• 2004-09-09 Sold (Public Records) $89,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,441 · +14.0% YoY. Source: county tax records.