922 SE 119th Ave · Micanopy, FL 32667

$120,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 45 Days on market

Built 1950 3.01 ac lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on 3 acres in charming Micanopy, this property offers a rare opportunity to create your own private retreat between Gainesville and Ocala. Set well off the road, the homesite is accessed via an easement that leads to a secluded, peaceful setting surrounded by natural beauty. The existing 3-bedroom, 2-bath home provides a starting point for renovation or the chance to build new with utilities already in place. The layout of the land offers flexibility for a custom home, investment project or quiet getaway. Enjoy the tranquility of North Central Florida while remaining conveniently close to both Gainesville and Ocala.

Key facts

• Quiet getaway
• Private retreat
• Secluded setting

Tags

• 3 ACRES
• PRIVATE RETREAT
• SECLUDED SETTING
• FLEXIBILITY FOR CUSTOM HOME
• QUIET GETAWAY
• CONVENIENTLY CLOSE TO OCALA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#496 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, amenities 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: 68 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 (-1.4%/yr); year-one equity from $830 of loan paydown is wiped out by about $2k 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 (-1.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2k; list at $120k implies a 4700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.42% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.46×
• Total profit: $15,381
• Equity at exit: $26,642

10-year hold

• IRR: 17.1%
• Equity multiple: 2.65×
• Total profit: $55,452
• Equity at exit: $26,040

Cash invested: $33,600 (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 32667

• Home prices YoY: -0.5%
• Active inventory: 68
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$250 /mo · $3,004/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $416

Break-even live

Break-even rent $1,177

Max offer price $120,000

Occupancy floor 71%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $120,000 Active 45 DOM
2. 2026-06-17
   days on market $120,000 Active 44 DOM
3. 2026-06-16
   days on market $120,000 Active 43 DOM
4. 2026-06-15
   days on market $120,000 Active 42 DOM
5. 2026-06-14
   days on market $120,000 Active 40 DOM
6. 2026-06-13
   days on market $120,000 Active 39 DOM
7. 2026-06-10
   days on market $120,000 Active 37 DOM
8. 2026-06-09
   days on market $120,000 Active 36 DOM
9. 2026-06-08
   days on market $120,000 Active 35 DOM
10. 2026-06-07
    days on market $120,000 Active 34 DOM
11. 2026-06-05
    days on market $120,000 Active 31 DOM
12. 2026-06-03
    days on market $120,000 Active 30 DOM
13. 2026-06-02
    days on market $120,000 Active 29 DOM
14. 2026-06-01
    days on market $120,000 Active 28 DOM
15. 2026-05-31
    days on market $120,000 Active 27 DOM
16. 2026-05-30
    days on market $120,000 Active 26 DOM
17. 2026-04-08
    status Pending
18. 2026-03-17
    listed $120,000 Active
19. 1997-07-28
    soldstatus $2,500
20. 1992-01-03
    soldstatus $25,000
21. 1990-08-31
    soldstatus $20,000
22. 1990-07-20
    soldstatus $28,200

ⓘ 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: $3,004 · $250/mo
• Projected year-2 tax: $3,004 · $250/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 8/10 Severe
• 🌡 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,444
• − Mortgage interest: −$6,722
• − Property taxes: −$3,004
• − Insurance: −$600
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$3,491
• Taxable income: $3,356
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $4,190/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 — Micanopy

• Score: 68/100
• State rank: #496
• US rank: #9082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,761

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 (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -1.41%
• Current HPI: 314.4466
• 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

+325.5% since first listed

6 events — show timeline

• 2026-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 1997-07-28 Sold (Public Records) $2,500 Public Records
• 1992-01-03 Sold (Public Records) $25,000 Public Records
• 1990-08-31 Sold (Public Records) $20,000 Public Records
• 1990-07-20 Sold (Public Records) $28,200 Public Records

Property tax history

+25.5%/yr

Latest (2025): $3,004 · +5.8% YoY. Source: county tax records.