2229 NE 83rd Ter · High Springs, FL 32643

$178,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 193 Days on market

Built 1981 5.00 ac lot

---

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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the best of North Central Florida living on this serene, private 5-acre property. Nestled under a canopy of mature trees and featuring a fully fenced yard, this unique estate offers a peaceful, secluded lifestyle just moments from modern conveniences. The existing mobile home features a lovely patio, perfect for relaxing and enjoying the tranquil surroundings. Ample storage or workspace is available in the generously sized detached garage. With plenty of natural shade, the inviting outdoor oasis can be enjoyed year-round. This is an estate sale, and the seller is highly motivated, presenting a rare opportunity to acquire this unique property at a competitive price. Centrally located for easy access to the amenities of Gainesville and the recreational opportunities of the area's famous natural springs, this property is a true retreat from the hustle and bustle. Don't miss this opportunity to own your own private slice of Florida paradise. Schedule your showing today and explore the potential this captivating property has to offer!

Key facts

• Fully fenced yard
• 5 acre property
• Detached garage

Tags

• 5 ACRE PROPERTY
• FULLY FENCED YARD
• DETACHED GARAGE
• INVITING OUTDOOR OASIS
• PRIVATE SLICE OF FLORIDA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $178k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.9% in High Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#506 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Gilchrist (rural): math 66% / reading 61% proficiency, ranked #9 of 73 in FL (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 190 active listings in the ZIP; solid renter incomes; 94 units permitted in Gilchrist County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gilchrist County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $178k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-739
• Equity at exit: $26,540

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $35,342
• Equity at exit: $15,390

Cash invested: $49,840 (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 32643

• Home prices YoY: -5.5%
• Active inventory: 190
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $442

Break-even live

Break-even rent $1,347

Max offer price $178,000

Occupancy floor 72%

Sensitivity live

Price	-10% $543	-5% $493	+0% $442	+5% $392	+10% $342
Rent	-10% $292	-5% $367	+0% $442	+5% $518	+10% $593
Rate	-1.0pp $532	-0.5pp $488	base $442	+0.5pp $396	+1.0pp $349

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $178,000 Active 193 DOM
2. 2026-06-18
   days on market $178,000 Active 190 DOM
3. 2026-06-17
   days on market $178,000 Active 189 DOM
4. 2026-06-16
   days on market $178,000 Active 188 DOM
5. 2026-06-15
   days on market $178,000 Active 187 DOM
6. 2026-06-14
   days on market $178,000 Active 185 DOM
7. 2026-06-13
   days on market $178,000 Active 184 DOM
8. 2026-06-10
   days on market $178,000 Active 182 DOM
9. 2026-06-09
   days on market $178,000 Active 181 DOM
10. 2026-06-08
    days on market $178,000 Active 180 DOM
11. 2026-06-07
    days on market $178,000 Active 179 DOM
12. 2026-06-05
    days on market $178,000 Active 176 DOM
13. 2026-06-02
    days on market $178,000 Active 174 DOM
14. 2026-06-01
    days on market $178,000 Active 173 DOM
15. 2026-05-31
    days on market $178,000 Active 172 DOM
16. 2026-05-30
    days on market $178,000 Active 171 DOM
17. 2026-01-28
    price $178,000 1054-char remark

    Show marketing remark (1054 chars)

    Discover the best of North Central Florida living on this serene, private 5-acre property. Nestled under a canopy of mature trees and featuring a fully fenced yard, this unique estate offers a peaceful, secluded lifestyle just moments from modern conveniences. The existing mobile home features a lovely patio, perfect for relaxing and enjoying the tranquil surroundings. Ample storage or workspace is available in the generously sized detached garage. With plenty of natural shade, the inviting outdoor oasis can be enjoyed year-round. This is an estate sale, and the seller is highly motivated, presenting a rare opportunity to acquire this unique property at a competitive price. Centrally located for easy access to the amenities of Gainesville and the recreational opportunities of the area's famous natural springs, this property is a true retreat from the hustle and bustle. Don't miss this opportunity to own your own private slice of Florida paradise. Schedule your showing today and explore the potential this captivating property has to offer!

18. 2025-12-29
    price $199,000 1054-char remark

    Show marketing remark (1054 chars)

    Discover the best of North Central Florida living on this serene, private 5-acre property. Nestled under a canopy of mature trees and featuring a fully fenced yard, this unique estate offers a peaceful, secluded lifestyle just moments from modern conveniences. The existing mobile home features a lovely patio, perfect for relaxing and enjoying the tranquil surroundings. Ample storage or workspace is available in the generously sized detached garage. With plenty of natural shade, the inviting outdoor oasis can be enjoyed year-round. This is an estate sale, and the seller is highly motivated, presenting a rare opportunity to acquire this unique property at a competitive price. Centrally located for easy access to the amenities of Gainesville and the recreational opportunities of the area's famous natural springs, this property is a true retreat from the hustle and bustle. Don't miss this opportunity to own your own private slice of Florida paradise. Schedule your showing today and explore the potential this captivating property has to offer!

19. 2025-12-10
    listed $200,000 Active 1054-char remark

    Show marketing remark (1054 chars)

    Discover the best of North Central Florida living on this serene, private 5-acre property. Nestled under a canopy of mature trees and featuring a fully fenced yard, this unique estate offers a peaceful, secluded lifestyle just moments from modern conveniences. The existing mobile home features a lovely patio, perfect for relaxing and enjoying the tranquil surroundings. Ample storage or workspace is available in the generously sized detached garage. With plenty of natural shade, the inviting outdoor oasis can be enjoyed year-round. This is an estate sale, and the seller is highly motivated, presenting a rare opportunity to acquire this unique property at a competitive price. Centrally located for easy access to the amenities of Gainesville and the recreational opportunities of the area's famous natural springs, this property is a true retreat from the hustle and bustle. Don't miss this opportunity to own your own private slice of Florida paradise. Schedule your showing today and explore the potential this captivating property has to offer!

20. 1999-12-15
    soldstatus $45,300

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$801/yr (+$67/mo · 118.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $22,882
• − Mortgage interest: −$9,971
• − Property taxes: −$676
• − Insurance: −$890
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$5,178
• Taxable income: $2,506
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $4,708/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: Gilchrist
• NCES district ID: 1200630
• Math proficiency: 66% ▼ -4.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $39,610
• Composite: 53.01/100
• National rank: #1522
• State rank: #9 of 73 in FL

Livability — High Springs

• Score: 68/100
• State rank: #506
• US rank: #9346

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Alachua County · 218,005 people
• City population: 11,953
• Metro: Gainesville, FL
• Population (ZIP): 11,953
• Household income: $83,386
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 150.0

Population outlook (Gilchrist County) Hauer SSP2

• Today (2025): 17,730 people
• By 2030: 17,722 · +-0.0%
• By 2040: 17,393 · -1.9%
• By 2050: 16,597 · -6.4%
• By 2075: 14,300 · -19.3%
• By 2100: 11,498 · -35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Cuban 1%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Gilchrist

• 2024 margin: Solid R (+68.0) · D 15.6% · R 83.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -46.8pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+64.0 2016: R+62.8 2012: R+51.0 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.02%
• Current HPI: 308.0178
• Rent YoY: —
• 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

+292.9% since first listed

4 events — show timeline

• 2026-01-28 Price Changed $178,000 DGLMLS
• 2025-12-29 Price Changed $199,000 DGLMLS
• 2025-12-10 Listed $200,000 DGLMLS
• 1999-12-15 Sold (Public Records) $45,300 Public Records

Property tax history

+3.5%/yr

Latest (2025): $676 · +1.5% YoY. Source: county tax records.