2811 SW Archer Rd #C18 · Gainesville, FL 32608

$80,000

1 bd · 1.0 ba · 876 sqft · Condo public records · 21 Days on market

Built 1985 $439/mo HOA · 31% of rent

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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 +19.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover convenient living right in the heart of it all at Brandywine, a 2-bedroom, 1-bath condo that's located less than 1/4 mile from the UF campus and 1.5 miles from Shands Hospital. This top-floor unit offers privacy and quiet with no neighbors above. Enjoy frequent bus access to UF classes, Shands, and shopping. Brandywine amenities include a pool, clubhouse, game room, exercise room, and on-site laundry facility. High-speed internet (Gator Net) is also included by the homeowners association. Priced fairly, this condo combines affordability and upgrades. Don't miss out on this rare opportunity for top-floor convenience, community living, and quiet. The monthly condo association fee of $305 is a great value and includes high speed internet, exterior maintenance, water, hazard insurance for the building and maintenance of the common elements. LEASED THROUGH DEC. 31ST, 2025.

Key facts

• Brandywine community
• Clubhouse
• Community amenities

Tags

• BRANDYWINE COMMUNITY
• TOP-FLOOR UNIT
• OPEN-CONCEPT LIVING
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Community association; Monthly association fee; Clubhouse and fitness center amenities

Exterior

• Parking: Other parking
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected
• Home design: Condominium; Attached property; 2-story building
• Construction: Stucco exterior; Shingle roof
• Exterior features: Paved road access; Community pool (not private)

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

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 (+2.9%/yr); 594 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $553 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $69k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-7,228
• Equity at exit: $11,928

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $1,513
• Equity at exit: $6,917

Cash invested: $22,400 (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 32608

• Rents YoY: 2.9%
• Active inventory: 594
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$33
• HOA: −$439
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $88

Break-even live

Break-even rent $1,292

Max offer price $80,000

Occupancy floor 89%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 SW 34th St Gainesville, FL	1.0–3.0	1.0–3.0	1033	$1,569	$1.52	13d	28	1.27mi

HOA detail condo

• Monthly dues: $439 · $5,268/yr
• Likely covers: waterinternetexterior maint.insurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $80,000 Active 21 DOM
2. 2026-06-17
   days on market $80,000 Active 20 DOM
3. 2026-06-16
   days on market $80,000 Active 19 DOM
4. 2026-06-15
   days on market $80,000 Active 18 DOM
5. 2026-06-14
   days on market $80,000 Active 16 DOM
6. 2026-06-13
   days on market $80,000 Active 15 DOM
7. 2026-06-10
   days on market $80,000 Active 13 DOM
8. 2026-06-09
   days on market $80,000 Active 12 DOM
9. 2026-06-08
   days on market $80,000 Active 11 DOM
10. 2026-06-07
    days on market $80,000 Active 10 DOM
11. 2026-06-05
    days on market $80,000 Active 7 DOM
12. 2026-06-03
    days on market $80,000 Active 6 DOM
13. 2026-06-02
    days on market $80,000 Active 5 DOM
14. 2026-06-01
    days on market $80,000 Active 4 DOM
15. 2026-05-31
    days on market $80,000 Active 3 DOM
16. 2026-05-30
    days on market $80,000 Active 2 DOM
17. 2026-05-28
    listed $80,000 Active
18. 2026-03-27
    listed $1,200
19. 2025-07-16
    soldstatus $69,000
20. 2025-07-11
    soldstatus $69,000 Closed 889-char remark

    Show marketing remark (889 chars)

    Discover convenient living right in the heart of it all at Brandywine, a 2-bedroom, 1-bath condo that's located less than 1/4 mile from the UF campus and 1.5 miles from Shands Hospital. This top-floor unit offers privacy and quiet with no neighbors above. Enjoy frequent bus access to UF classes, Shands, and shopping. Brandywine amenities include a pool, clubhouse, game room, exercise room, and on-site laundry facility. High-speed internet (Gator Net) is also included by the homeowners association. Priced fairly, this condo combines affordability and upgrades. Don't miss out on this rare opportunity for top-floor convenience, community living, and quiet. The monthly condo association fee of $305 is a great value and includes high speed internet, exterior maintenance, water, hazard insurance for the building and maintenance of the common elements. LEASED THROUGH DEC. 31ST, 2025.

21. 2025-06-23
    status Pending 889-char remark

    Show marketing remark (889 chars)

    Discover convenient living right in the heart of it all at Brandywine, a 2-bedroom, 1-bath condo that's located less than 1/4 mile from the UF campus and 1.5 miles from Shands Hospital. This top-floor unit offers privacy and quiet with no neighbors above. Enjoy frequent bus access to UF classes, Shands, and shopping. Brandywine amenities include a pool, clubhouse, game room, exercise room, and on-site laundry facility. High-speed internet (Gator Net) is also included by the homeowners association. Priced fairly, this condo combines affordability and upgrades. Don't miss out on this rare opportunity for top-floor convenience, community living, and quiet. The monthly condo association fee of $305 is a great value and includes high speed internet, exterior maintenance, water, hazard insurance for the building and maintenance of the common elements. LEASED THROUGH DEC. 31ST, 2025.

22. 2025-05-16
    price $75,000 889-char remark

    Show marketing remark (889 chars)

    Discover convenient living right in the heart of it all at Brandywine, a 2-bedroom, 1-bath condo that's located less than 1/4 mile from the UF campus and 1.5 miles from Shands Hospital. This top-floor unit offers privacy and quiet with no neighbors above. Enjoy frequent bus access to UF classes, Shands, and shopping. Brandywine amenities include a pool, clubhouse, game room, exercise room, and on-site laundry facility. High-speed internet (Gator Net) is also included by the homeowners association. Priced fairly, this condo combines affordability and upgrades. Don't miss out on this rare opportunity for top-floor convenience, community living, and quiet. The monthly condo association fee of $305 is a great value and includes high speed internet, exterior maintenance, water, hazard insurance for the building and maintenance of the common elements. LEASED THROUGH DEC. 31ST, 2025.

23. 2025-04-16
    price $79,900 889-char remark

    Show marketing remark (889 chars)

    Discover convenient living right in the heart of it all at Brandywine, a 2-bedroom, 1-bath condo that's located less than 1/4 mile from the UF campus and 1.5 miles from Shands Hospital. This top-floor unit offers privacy and quiet with no neighbors above. Enjoy frequent bus access to UF classes, Shands, and shopping. Brandywine amenities include a pool, clubhouse, game room, exercise room, and on-site laundry facility. High-speed internet (Gator Net) is also included by the homeowners association. Priced fairly, this condo combines affordability and upgrades. Don't miss out on this rare opportunity for top-floor convenience, community living, and quiet. The monthly condo association fee of $305 is a great value and includes high speed internet, exterior maintenance, water, hazard insurance for the building and maintenance of the common elements. LEASED THROUGH DEC. 31ST, 2025.

24. 2025-03-07
    listed $83,900 Active 889-char remark

    Show marketing remark (889 chars)

    Discover convenient living right in the heart of it all at Brandywine, a 2-bedroom, 1-bath condo that's located less than 1/4 mile from the UF campus and 1.5 miles from Shands Hospital. This top-floor unit offers privacy and quiet with no neighbors above. Enjoy frequent bus access to UF classes, Shands, and shopping. Brandywine amenities include a pool, clubhouse, game room, exercise room, and on-site laundry facility. High-speed internet (Gator Net) is also included by the homeowners association. Priced fairly, this condo combines affordability and upgrades. Don't miss out on this rare opportunity for top-floor convenience, community living, and quiet. The monthly condo association fee of $305 is a great value and includes high speed internet, exterior maintenance, water, hazard insurance for the building and maintenance of the common elements. LEASED THROUGH DEC. 31ST, 2025.

25. 2024-12-04
    historical
26. 2024-11-08
    status Active
27. 2024-11-05
    historical
28. 2024-09-23
    price $86,900
29. 2024-05-31
    price $91,999
30. 2024-04-07
    listed $93,999 Active
31. 2020-12-07
    soldstatus $56,250
32. 2020-12-04
    soldstatus $56,250
33. 2020-06-10
    listed $59,900
34. 1998-05-07
    soldstatus $21,500
35. 1998-03-02
    soldstatus $6,000
36. 1986-12-01
    soldstatus $43,900

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $1,543 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,832
• − Mortgage interest: −$4,481
• − Property taxes: −$1,543
• − Insurance: −$400
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$5,268
• − Depreciation: −$2,327
• Taxable income: $119
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,023/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): 54,566
• Household income: $61,588
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 4709.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 16% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -150.91%
• Current HPI: 253.0629
• Rent YoY: ▲ 2.89%
• 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

+82.2% since first listed

20 events — show timeline

• 2026-05-28 Listed $80,000 realMLS
• 2026-03-27 Listed for Rent $1,200 STELLARMLS
• 2025-07-16 Sold (Public Records) $69,000 Public Records
• 2025-07-11 Sold (MLS) $69,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-16 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Listed $83,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-23 Price Changed $86,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-31 Price Changed $91,999 Stellar MLS as Distributed by MLS Grid
• 2024-04-07 Listed $93,999 Stellar MLS as Distributed by MLS Grid
• 2020-12-07 Sold (Public Records) $56,250 Public Records
• 2020-12-04 Sold (MLS) $56,250 Stellar MLS as Distributed by MLS Grid
• 2020-06-10 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1998-05-07 Sold (Public Records) $21,500 Public Records
• 1998-03-02 Sold (Public Records) $6,000 Public Records
• 1986-12-01 Sold (Public Records) $43,900 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,543 · -3.7% YoY. Source: county tax records.