17469 NW 237th St · High Springs, FL 32643

$274,900

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 149 Days on market

Built 2002 0.25 ac 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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• 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

Welcome home to this well-maintained 3-bedroom, 2 full bath residence located in the desirable Southside Terrace Subdivision of High Springs. Built in 2002, this 1,264-square-foot home sits on a . 25-acre lot and features a popular split floor plan designed for comfort and privacy. Enjoy peace of mind with a newer roof (2020) and stylish updates throughout, including porcelain tile flooring throughout—no carpet anywhere. The kitchen offers a breakfast bar, new stainless-steel appliances, and a large pantry/storage room, making it both functional and inviting. The spacious primary suite features double vanities, a slate-tile walk-in shower, and a separate water closet. Additional highlights include a screened back porch, a covered front porch, and a fully privacy-fenced backyard complete with a paver patio and grilling area—perfect for relaxing or entertaining. Located in charming High Springs, known as the “Gateway to the Springs, ” this home is approximately 30 minutes northwest of Gainesville in North Central Florida. Residents and visitors alike enjoy Old-Florida charm, crystal-clear freshwater springs, state parks, scuba and cave diving, and a quaint downtown filled with local shops and restaurants. This home offers the perfect blend of comfort, convenience, and an exceptional outdoor lifestyle.

Key facts

• Screened back porch
• Newer roof
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• NEWER ROOF
• PORCELAIN TILE FLOORING
• BREAKFAST BAR
• LARGE PANTRY
• SCREENED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $261k (5.0% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.0% 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.
• 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: 189 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 38% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $8k 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 149 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 $174k; list at $275k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $241,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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. 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?
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: 0.95% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.8

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-29,763
• Equity at exit: $40,988

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-6,890
• Equity at exit: $23,768

Cash invested: $76,972 (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: 189
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,612 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $232

Break-even live

Break-even rent $2,318

Max offer price $274,900

Occupancy floor 86%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17451 Southside Ct High Springs, FL	2.0	1.0	1132	$1,800	$1.59	21d	1	0.41mi
18160 High Springs Main St Unit 1359107P High Springs, FL	2.0	1.0	990	$2,646	$2.67	21d	1	0.51mi

Listing history 34 events

1. 2026-06-18
   days on market $274,900 Active 149 DOM
2. 2026-06-17
   days on market $274,900 Active 148 DOM
3. 2026-06-16
   days on market $274,900 Active 147 DOM
4. 2026-06-15
   days on market $274,900 Active 146 DOM
5. 2026-06-14
   days on market $274,900 Active 144 DOM
6. 2026-06-13
   days on market $274,900 Active 143 DOM
7. 2026-06-10
   days on market $274,900 Active 141 DOM
8. 2026-06-09
   days on market $274,900 Active 140 DOM
9. 2026-06-08
   days on market $274,900 Active 139 DOM
10. 2026-06-07
    days on market $274,900 Active 138 DOM
11. 2026-06-05
    days on market $274,900 Active 135 DOM
12. 2026-06-03
    days on market $274,900 Active 134 DOM
13. 2026-06-02
    days on market $274,900 Active 133 DOM
14. 2026-06-01
    days on market $274,900 Active 132 DOM
15. 2026-05-31
    days on market $274,900 Active 131 DOM
16. 2026-05-30
    days on market $274,900 Active 130 DOM
17. 2026-04-03
    price $274,900 1344-char remark

    Show marketing remark (1344 chars)

    Welcome home to this well-maintained 3-bedroom, 2 full bath residence located in the desirable Southside Terrace Subdivision of High Springs. Built in 2002, this 1,264-square-foot home sits on a . 25-acre lot and features a popular split floor plan designed for comfort and privacy. Enjoy peace of mind with a newer roof (2020) and stylish updates throughout, including porcelain tile flooring throughout—no carpet anywhere. The kitchen offers a breakfast bar, new stainless-steel appliances, and a large pantry/storage room, making it both functional and inviting. The spacious primary suite features double vanities, a slate-tile walk-in shower, and a separate water closet. Additional highlights include a screened back porch, a covered front porch, and a fully privacy-fenced backyard complete with a paver patio and grilling area—perfect for relaxing or entertaining. Located in charming High Springs, known as the “Gateway to the Springs, ” this home is approximately 30 minutes northwest of Gainesville in North Central Florida. Residents and visitors alike enjoy Old-Florida charm, crystal-clear freshwater springs, state parks, scuba and cave diving, and a quaint downtown filled with local shops and restaurants. This home offers the perfect blend of comfort, convenience, and an exceptional outdoor lifestyle.

18. 2026-01-20
    listed $278,000 Active 1344-char remark

    Show marketing remark (1344 chars)

    Welcome home to this well-maintained 3-bedroom, 2 full bath residence located in the desirable Southside Terrace Subdivision of High Springs. Built in 2002, this 1,264-square-foot home sits on a . 25-acre lot and features a popular split floor plan designed for comfort and privacy. Enjoy peace of mind with a newer roof (2020) and stylish updates throughout, including porcelain tile flooring throughout—no carpet anywhere. The kitchen offers a breakfast bar, new stainless-steel appliances, and a large pantry/storage room, making it both functional and inviting. The spacious primary suite features double vanities, a slate-tile walk-in shower, and a separate water closet. Additional highlights include a screened back porch, a covered front porch, and a fully privacy-fenced backyard complete with a paver patio and grilling area—perfect for relaxing or entertaining. Located in charming High Springs, known as the “Gateway to the Springs, ” this home is approximately 30 minutes northwest of Gainesville in North Central Florida. Residents and visitors alike enjoy Old-Florida charm, crystal-clear freshwater springs, state parks, scuba and cave diving, and a quaint downtown filled with local shops and restaurants. This home offers the perfect blend of comfort, convenience, and an exceptional outdoor lifestyle.

19. 2020-05-12
    soldstatus $174,000
20. 2020-04-23
    soldstatus $174,000 1004-char remark

    Show marketing remark (1004 chars)

    Beautiful 3 bedroom 2 bath home in Southside Terrace with split floor plan. Upgraded Wood tile flooring in the living room and all bedrooms. The kitchen has an open floorplan with stainless steel appliances in the kitchen and nice breakfast bar. There is a pantry closet and desk area off the kitchen area. The home has vaulted ceilings in the living room. The master bedroom is spacious and has a walk in closet. The master bathroom has double vanities, a walk in shower, slate tile floors and a separate water closet. The additional guest bedrooms are on the other side of the home. Both guest rooms had matching wood tile added and are spacious. Between the two guest rooms is the guest bathroom with tub/shower combo. A large screened porch off the living room overlooking the fenced backyard and open patio/grilling area. There is a large gate on the south side of the home for easy storage of a boat or other large equipment. This is a beautiful place and ready to move right in. Come take a look!

21. 2020-03-21
    listed $179,900 1004-char remark

    Show marketing remark (1004 chars)

    Beautiful 3 bedroom 2 bath home in Southside Terrace with split floor plan. Upgraded Wood tile flooring in the living room and all bedrooms. The kitchen has an open floorplan with stainless steel appliances in the kitchen and nice breakfast bar. There is a pantry closet and desk area off the kitchen area. The home has vaulted ceilings in the living room. The master bedroom is spacious and has a walk in closet. The master bathroom has double vanities, a walk in shower, slate tile floors and a separate water closet. The additional guest bedrooms are on the other side of the home. Both guest rooms had matching wood tile added and are spacious. Between the two guest rooms is the guest bathroom with tub/shower combo. A large screened porch off the living room overlooking the fenced backyard and open patio/grilling area. There is a large gate on the south side of the home for easy storage of a boat or other large equipment. This is a beautiful place and ready to move right in. Come take a look!

22. 2017-05-31
    soldstatus $150,000
23. 2017-05-24
    soldstatus $150,000
24. 2017-04-25
    listed $150,000
25. 2011-11-08
    soldstatus $96,000
26. 2011-11-04
    soldstatus $96,000
27. 2011-06-23
    listed $97,500
28. 2011-05-12
    historical
29. 2011-04-22
    historical
30. 2011-01-30
    listed $121,000
31. 2011-01-20
    listed $138,500
32. 2010-08-24
    historical
33. 2010-04-24
    listed $138,500
34. 2002-01-17
    soldstatus $90,800

ⓘ 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: $3,301 · $275/mo
• Projected year-2 tax: $3,301 · $275/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,342
• − Mortgage interest: −$15,399
• − Property taxes: −$3,301
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$7,997
• Taxable loss: −$1,744
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $3,204/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 — 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

• Census place: High Springs, FL
• 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 (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 (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 · 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: ▼ -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

+202.8% since first listed

18 events — show timeline

• 2026-04-03 Price Changed $274,900 NFMLS
• 2026-01-20 Listed $278,000 NFMLS
• 2020-05-12 Sold (Public Records) $174,000 Public Records
• 2020-04-23 Sold (MLS) $174,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-21 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2017-05-31 Sold (Public Records) $150,000 Public Records
• 2017-05-24 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-25 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2011-11-08 Sold (Public Records) $96,000 Public Records
• 2011-11-04 Sold (MLS) $96,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-23 Listed $97,500 Stellar MLS as Distributed by MLS Grid
• 2011-05-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-04-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-01-30 Listed $121,000 Stellar MLS as Distributed by MLS Grid
• 2011-01-20 Listed $138,500 Stellar MLS as Distributed by MLS Grid
• 2010-08-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-04-24 Listed $138,500 Stellar MLS as Distributed by MLS Grid
• 2002-01-17 Sold (Public Records) $90,800 Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,301 · -0.7% YoY. Source: county tax records.