1013 NW 41st Ave · Gainesville, FL 32609

$220,000

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 10 Days on market

Built 1962 8,276 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. This beautifully updated 3-bedroom, 1-bath home offers the perfect blend of comfort and convenience, with the added bonus of a huge den that provides flexible space for a home office, playroom, or second living area. The modern kitchen features granite countertops, brand-new appliances, and stylish finishes that make both everyday living and entertaining a breeze. A new roof adds peace of mind, while the home’s prime location puts you just minutes from shopping, dining, schools, and nearby parks. With no HOA restrictions, you’ll enjoy the freedom to truly make this home your own.

Key facts

• Huge den
• Modern kitchen
• Granite countertops

Tags

• HUGE DEN
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• BRAND-NEW APPLIANCES
• NEW ROOF
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Located in the Oak Hill development

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; Faces north
• Construction: Block construction; Shingle roof; Slab foundation; Built on 0.19-acre lot
• Exterior features: Fire pit; Outdoor lighting; Asphalt road access

Interior

• Kitchen: Cooktop; Dishwasher; Exhaust fan; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Crown molding; Solid surface counters; Stone counters; Thermostat
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $224 ($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 $193k (12.1% below list).
• Recommended offer: $193k (12.1% 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 $1,933/mo this rent would consume 47% 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 $2k of loan paydown is wiped out by about $7k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $220k implies a 175% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,345 (12.1% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.88% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 9.5

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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-19,424
• Equity at exit: $32,803

10-year hold

• IRR: 2.1%
• Equity multiple: 1.16×
• Total profit: $9,625
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $224

Break-even live

Break-even rent $1,650

Max offer price $220,000

Occupancy floor 83%

Sensitivity live

Price	-10% $349	-5% $287	+0% $224	+5% $162	+10% $100
Rent	-10% $72	-5% $148	+0% $224	+5% $301	+10% $377
Rate	-1.0pp $335	-0.5pp $280	base $224	+0.5pp $167	+1.0pp $109

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $220,000 Active
3. 2025-08-22
   soldstatus $80,000
4. 1987-12-01
   soldstatus $32,000
5. 1987-03-01
   soldstatus $34,300
6. 1984-12-01
   soldstatus $30,550
7. 1979-10-01
   soldstatus $29,500
8. 1978-12-01
   soldstatus $26,000

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$1,133/yr (+$94/mo · 163.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,201
• − Mortgage interest: −$12,323
• − Property taxes: −$693
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$6,400
• Taxable loss: −$1,027
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $2,938/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

+746.2% since first listed

8 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Sold (Public Records) $80,000 Public Records
• 1987-12-01 Sold (Public Records) $32,000 Public Records
• 1987-03-01 Sold (Public Records) $34,300 Public Records
• 1984-12-01 Sold (Public Records) $30,550 Public Records
• 1979-10-01 Sold (Public Records) $29,500 Public Records
• 1978-12-01 Sold (Public Records) $26,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $693 · +2.9% YoY. Source: county tax records.