1710 NE 28th Ave · Gainesville, FL 32609

$195,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 3 Days on market

Built 1965 9,583 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Updated Home with Garage – Move-In Ready in Carol Estates North! Welcome to this beautifully updated 3-bedroom, 1-bath home offering comfort, style, and convenience. This home is truly move-in ready and perfect for first-time buyers, investors, or anyone looking for a low-maintenance property. New HVAC in 2022, new Roof in 2022 and a new tankless hot water heater in the garage. Huge fenced yard! NO HOA and walk to Smokey Bear Park. Step inside to find a bright and inviting interior with an updated kitchen featuring stainless steel appliances, ample cabinet space, and a functional layout ideal for everyday living and entertaining. The spaciou

Key facts

• New hvac
• Huge fenced yard
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FUNCTIONAL LAYOUT
• HUGE FENCED YARD
• NEW HVAC
• NEW ROOF

Property features AI

Finance

• Other: Homestead exempt
• HOA & community: No HOA association listed; Located in the Carol Estates development

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable connected; No water source specified
• Home design: Single family residence; One story; Faces south
• Construction: Block construction; Block foundation; Shingle roof; Built on a 0.22 acre lot
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/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 $188k (3.6% below list).
• Recommended offer: $188k (3.6% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 111 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $1,879/mo this rent would consume 46% of the median local household income ($49k/yr) (locally 1037% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $75k; list at $195k implies a 160% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,918 (3.6% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-10,557
• Equity at exit: $29,075

10-year hold

• IRR: 5.6%
• Equity multiple: 1.43×
• Total profit: $23,471
• Equity at exit: $16,860

Cash invested: $54,600 (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 32609

• Home prices YoY: -23.5%
• Rents YoY: 4.0%
• Active inventory: 111
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $300

Break-even live

Break-even rent $1,499

Max offer price $195,000

Occupancy floor 79%

Sensitivity live

Price	-10% $411	-5% $356	+0% $300	+5% $245	+10% $190
Rent	-10% $152	-5% $226	+0% $300	+5% $375	+10% $449
Rate	-1.0pp $399	-0.5pp $350	base $300	+0.5pp $250	+1.0pp $198

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-08
   status Pending
2. 2026-05-04
   listed $195,000 Active
3. 2016-11-18
   soldstatus $75,000
4. 2016-11-15
   historical
5. 2016-07-06
   listed $75,800
6. 2002-01-18
   soldstatus $50,000
7. 1994-12-15
   soldstatus $31,100
8. 1994-06-20
   soldstatus $32,900
9. 1987-12-01
   soldstatus $35,500

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$654/yr (+$54/mo · 67.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,550
• − Mortgage interest: −$10,923
• − Property taxes: −$965
• − Insurance: −$975
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$5,673
• Taxable income: $407
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $3,506/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): 19,752
• Household income: $49,406
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1037.0

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 0.60)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% 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: ▼ -93.25%
• Current HPI: 304.1951
• Rent YoY: ▲ 4.04%
• 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

+449.3% since first listed

9 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-18 Sold (Public Records) $75,000 Public Records
• 2016-11-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-07-06 Listed $75,800 Stellar MLS as Distributed by MLS Grid
• 2002-01-18 Sold (Public Records) $50,000 Public Records
• 1994-12-15 Sold (Public Records) $31,100 Public Records
• 1994-06-20 Sold (Public Records) $32,900 Public Records
• 1987-12-01 Sold (Public Records) $35,500 Public Records

Property tax history

-3.0%/yr

Latest (2025): $965 · +5.2% YoY. Source: county tax records.