6508 SE 222nd Dr · Hawthorne, FL 32640

$100,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 111 Days on market

Built 1972 5,227 sqft lot ↓ 8% since listing

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-story home offering 3 bedrooms and 1 bath in 1,040 square feet of comfortable living space. Situated on a .12-acre lot, this property features an outdoor patio perfect for relaxing or entertaining, plus an exterior storage shed for added convenience. All bedrooms and the full bath are located upstairs, with a stair lift in place for handicap accessibility to the upper level. A versatile flex room provides endless possibilities--ideal for a home office, workout space, or artist studio. Located just minutes from downtown historic Hawthorne, you'll enjoy small-town charm with easy access to local shops and dining. Schedule your tour today!

Key facts

• Flex room
• Outdoor patio
• 5,227 sq ft lot

Tags

• OUTDOOR PATIO
• EXTERIOR STORAGE SHED
• FLEX ROOM
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.7% in Hawthorne — 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 71/100 on livability (#376 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools 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: 299 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.43% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.14%
• DSCR: 1.67
• GRM: 5.8

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,362
• Equity at exit: $14,910

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $34,798
• Equity at exit: $8,646

Cash invested: $28,000 (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 32640

• Home prices YoY: -5.3%
• Active inventory: 299
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$208 /mo · $2,492/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $353

Break-even live

Break-even rent $979

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 111 DOM
2. 2026-06-17
   price $100,000 Active 110 DOM
3. 2026-06-17
   days on market $105,000 Active 110 DOM
4. 2026-06-16
   days on market $105,000 Active 109 DOM
5. 2026-06-15
   days on market $105,000 Active 108 DOM
6. 2026-06-14
   days on market $105,000 Active 106 DOM
7. 2026-06-13
   days on market $105,000 Active 105 DOM
8. 2026-06-10
   days on market $105,000 Active 103 DOM
9. 2026-06-09
   days on market $105,000 Active 102 DOM
10. 2026-06-08
    days on market $105,000 Active 101 DOM
11. 2026-06-07
    days on market $105,000 Active 100 DOM
12. 2026-06-05
    days on market $105,000 Active 97 DOM
13. 2026-06-03
    days on market $105,000 Active 96 DOM
14. 2026-06-02
    days on market $105,000 Active 95 DOM
15. 2026-06-01
    days on market $105,000 Active 94 DOM
16. 2026-05-31
    days on market $105,000 Active 93 DOM
17. 2026-05-30
    days on market $105,000 Active 92 DOM
18. 2026-04-06
    price $110,000 648-char remark

    Show marketing remark (660 chars)

    Two-story home offering 3 bedrooms and 1 bath in 1,040 square feet of comfortable living space. Situated on a . 12-acre lot, this property features an outdoor patio perfect for relaxing or entertaining, plus an exterior storage shed for added convenience. All bedrooms and the full bath are located upstairs, with a stair lift in place for handicap accessibility to the upper level. A versatile flex room provides endless possibilities—ideal for a home office, workout space, or artist studio. Located just minutes from downtown historic Hawthorne, you’ll enjoy small-town charm with easy access to local shops and dining. Schedule your tour today!

19. 2026-04-06
    price $110,000 660-char remark

    Show marketing remark (660 chars)

    Two-story home offering 3 bedrooms and 1 bath in 1,040 square feet of comfortable living space. Situated on a . 12-acre lot, this property features an outdoor patio perfect for relaxing or entertaining, plus an exterior storage shed for added convenience. All bedrooms and the full bath are located upstairs, with a stair lift in place for handicap accessibility to the upper level. A versatile flex room provides endless possibilities—ideal for a home office, workout space, or artist studio. Located just minutes from downtown historic Hawthorne, you’ll enjoy small-town charm with easy access to local shops and dining. Schedule your tour today!

20. 2026-02-27
    listed $120,000 Active 648-char remark

    Show marketing remark (660 chars)

    Two-story home offering 3 bedrooms and 1 bath in 1,040 square feet of comfortable living space. Situated on a . 12-acre lot, this property features an outdoor patio perfect for relaxing or entertaining, plus an exterior storage shed for added convenience. All bedrooms and the full bath are located upstairs, with a stair lift in place for handicap accessibility to the upper level. A versatile flex room provides endless possibilities—ideal for a home office, workout space, or artist studio. Located just minutes from downtown historic Hawthorne, you’ll enjoy small-town charm with easy access to local shops and dining. Schedule your tour today!

21. 2026-02-27
    listed $120,000 Active 660-char remark

    Show marketing remark (660 chars)

    Two-story home offering 3 bedrooms and 1 bath in 1,040 square feet of comfortable living space. Situated on a . 12-acre lot, this property features an outdoor patio perfect for relaxing or entertaining, plus an exterior storage shed for added convenience. All bedrooms and the full bath are located upstairs, with a stair lift in place for handicap accessibility to the upper level. A versatile flex room provides endless possibilities—ideal for a home office, workout space, or artist studio. Located just minutes from downtown historic Hawthorne, you’ll enjoy small-town charm with easy access to local shops and dining. Schedule your tour today!

ⓘ 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: $2,492 · $208/mo
• Projected year-2 tax: $2,492 · $208/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 7/10 Severe
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,118
• − Mortgage interest: −$5,602
• − Property taxes: −$2,492
• − Insurance: −$500
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,909
• Taxable income: $2,876
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,548/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 — Hawthorne

• Score: 71/100
• State rank: #376
• US rank: #6630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawthorne, FL
• Population (ZIP): 10,780

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 (69%)
• Race & ethnicity: White 69% Black 24% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -15.68%
• Current HPI: 278.0079
• Rent YoY: —
• Metro: —
• 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

-8.3% since first listed

4 events — show timeline

• 2026-04-06 Price Changed $110,000 realMLS
• 2026-04-06 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $120,000 realMLS

Property tax history

+44.3%/yr

Latest (2025): $2,492 · +575.0% YoY. Source: county tax records.