24349 NW 10th Rd · Newberry, FL 32669

$312,070

4 bd · 2.5 ba · 2,176 sqft · SingleFamily · 9 Days on market

Built 2026 Good condition 4,356 sqft lot $100/mo HOA · 4% of rent

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Under Construction. Experience the best of two-story living in this thoughtfully designed 4-bedrrom, 2.5 bathroom home. The main floor seamlessly blends the living, dining and kitchen areas, creating an open and inviting space. Upstairs, discover four well-appointed bedrooms, including the primary bedroom with ensuite bathroom and walk in closets. Balancing functionality with modern aesthetics, this home is the perfect canvas for daily living and entertaining. The kitchen is appointed with a stainless-steel range, microwave and built-in dishwasher. The laundry room is equipped with a washer and dryer hook up. The Elston is equipped with a state-of-the-art smart home system

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Living area approximately 2,176 square feet (builder source); Third-party listing; Living area metric: 202.16 m²
• Financial info: Total monthly fees $100; total annual fees $1,200; Lease restrictions apply
• HOA & community: HOA managed by Guardian Assoc. Management; Monthly HOA fee $100 (required); Association approval required; Pets allowed with breed restrictions; Development: Avalon

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; New construction (projected completion: 2026-10-02); Two levels; Faces north; Property in a PUD; Model: Elston
• Construction: Frame construction; Shingle roof; Slab foundation; Builder: D.R. Horton INC; Builder license CRC057592; Permit number 26-0067; Under construction
• Exterior features: Paved road access; Lot approximately 0.1 acre (about 0 to less than 1/4 acre)

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Home comes with irrigation equipment; Home warranty included
• Laundry & utility: Dedicated laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $312k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-54 ($-652/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (10.7% below list).
• Recommended offer: $279k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Newberry — 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 68/100 on livability (#524 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety 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.
• Zoned schools: Newberry Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 661 students, 44% FRL); Oak View Middle School (math 58% / reading 59%, grade B, #148 of 571 statewide, top 26%, 964 students, 49% FRL); Newberry High School (math 35% / reading 54%, grade F, #237 of 667 statewide, top 36%, 728 students, 50% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 420 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 34% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $278,778 (10.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-52,316
• Equity at exit: $46,531

10-year hold

• IRR: -7.6%
• Equity multiple: 0.51×
• Total profit: $-42,914
• Equity at exit: $26,982

Cash invested: $87,380 (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 32669

• Home prices YoY: -22.1%
• Rents YoY: 3.6%
• Active inventory: 420
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,788 medium
• Mortgage (P&I): −$1,637
• Tax est. 1.5%: −$390 /mo · $4,681/yr
• Insurance: −$130
• HOA: −$100
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-54

Break-even live

Break-even rent $2,857

Max offer price $304,213

Occupancy floor 97%

Sensitivity live

Price	-10% $161	-5% $54	+0% $-54	+5% $-162	+10% $-270
Rent	-10% $-275	-5% $-164	+0% $-54	+5% $56	+10% $166
Rate	-1.0pp $103	-0.5pp $25	base $-54	+0.5pp $-135	+1.0pp $-217

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: $78,018
• Closing costs: $9,362
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24672 NW 11th Pl Newberry, FL	5.0	3.0	2370	$2,600	$1.10	15d	1	0.22mi
1100 NW 248th Dr Newberry, FL	4.0	2.5	2148	$2,600	$1.21	23d	1	0.29mi
2113 NW 247th Dr Newberry, FL	4.0	3.0	2801	$2,600	$0.93	23d	1	0.76mi
2181 NW 247th Dr Newberry, FL	4.0	2.0	1768	$2,475	$1.40	23d	1	0.83mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 7 events

1. 2026-06-21
   days on market $312,070 Active 9 DOM
2. 2026-06-18
   days on market $312,070 Active 6 DOM
3. 2026-06-17
   days on market $312,070 Active 5 DOM
4. 2026-06-16
   days on market $312,070 Active 4 DOM
5. 2026-06-15
   days on market $312,070 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $312,070 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,453
• − Mortgage interest: −$17,481
• − Property taxes: −$4,681
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − HOA: −$1,200
• − Depreciation: −$9,078
• Taxable loss: −$5,900
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $764/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This virtually staged, under-construction home is in excellent condition with modern amenities and a smart home system, making it a great investment for both resale and rental.

Value-add opportunities

• Both Smart home system — Enhances convenience and energy efficiency.
• Both Smart lighting — Improves energy efficiency and ambiance.
• Both Smart thermostat — Saves energy and improves comfort.
• Both Smart security system — Enhances safety and peace of mind.
• Both Smart home automation — Centralizes control and saves energy.

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home system — Enhances convenience and energy efficiency. ↑
• Both Smart lighting — Improves energy efficiency and ambiance. ↑
• Both Smart thermostat — Saves energy and improves comfort. ↑
• Both Smart security system — Enhances safety and peace of mind. ↑
• Both Smart home automation — Centralizes control and saves energy. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Newberry

• Score: 68/100
• State rank: #524
• US rank: #9753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, FL
• County: Alachua County · 218,005 people
• City population: 17,704
• Metro: Gainesville, FL
• Population (ZIP): 17,704
• Household income: $99,548
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 161.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 15% Two or more races 14% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -74.83%
• Current HPI: 263.4335
• Rent YoY: ▲ 3.57%
• 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

1 event — show timeline

• 2026-06-12 Listed $312,070 Stellar MLS as Distributed by MLS Grid