7011 SW 17th Pl · Gainesville, FL 32607

$140,000

2 bd · 2.0 ba · 875 sqft · SingleFamily public records · 165 Days on market

Built 1981 3,920 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, Move-In-Ready Home or Smart Investment Opportunity Step into this spacious two-bedroom residence offering a bright, open layout and comfortable living throughout. A spacious family room flows seamlessly into a dedicated dining area, creating an ideal setting for everyday living or entertaining. Enjoy the convenience of an in-unit laundry closet, plus a fully fenced backyard with a covered patio—perfect for relaxing outdoors year-round. Key updates include a 2020 roof and 2016 A/C, providing peace of mind for years to come. Nestled in a quiet, centrally located neighborhood, this home offers quick access to shopping, dining, and major roadways. The property is vacant, easy to show, and secured with a lockbox—your next home or investment is ready when you are.

Key facts

• Centrally located
• Convenient access
• Covered patio

Tags

• IN UNIT LAUNDRY CLOSET
• FENCED BACKYARD
• COVERED PATIO
• CENTRALLY LOCATED
• QUIET AREA
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% 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 flat; 245 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/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 $968 of loan paydown is wiped out by about $4k 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 165 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $140k implies a 115% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-12,428
• Equity at exit: $20,874

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-6,849
• Equity at exit: $12,105

Cash invested: $39,200 (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 32607

• Rents YoY: 0.6%
• Active inventory: 245
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$180 /mo · $2,157/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $216

Break-even live

Break-even rent $1,231

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $296	-5% $256	+0% $216	+5% $177	+10% $137
Rent	-10% $98	-5% $157	+0% $216	+5% $276	+10% $335
Rate	-1.0pp $287	-0.5pp $252	base $216	+0.5pp $180	+1.0pp $143

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $140,000 Active 165 DOM
2. 2026-06-17
   days on market $140,000 Active 164 DOM
3. 2026-06-16
   days on market $140,000 Active 163 DOM
4. 2026-06-15
   days on market $140,000 Active 162 DOM
5. 2026-06-14
   days on market $140,000 Active 160 DOM
6. 2026-06-13
   days on market $140,000 Active 159 DOM
7. 2026-06-10
   days on market $140,000 Active 157 DOM
8. 2026-06-09
   days on market $140,000 Active 156 DOM
9. 2026-06-08
   days on market $140,000 Active 155 DOM
10. 2026-06-07
    days on market $140,000 Active 154 DOM
11. 2026-06-05
    days on market $140,000 Active 151 DOM
12. 2026-06-03
    days on market $140,000 Active 150 DOM
13. 2026-06-02
    days on market $140,000 Active 149 DOM
14. 2026-06-01
    days on market $140,000 Active 148 DOM
15. 2026-05-31
    days on market $140,000 Active 147 DOM
16. 2026-05-30
    pricedays on market $140,000 Active 146 DOM
17. 2026-05-08
    price $145,000 793-char remark

    Show marketing remark (793 chars)

    Charming, Move-In-Ready Home or Smart Investment Opportunity Step into this spacious two-bedroom residence offering a bright, open layout and comfortable living throughout. A spacious family room flows seamlessly into a dedicated dining area, creating an ideal setting for everyday living or entertaining. Enjoy the convenience of an in-unit laundry closet, plus a fully fenced backyard with a covered patio—perfect for relaxing outdoors year-round. Key updates include a 2020 roof and 2016 A/C, providing peace of mind for years to come. Nestled in a quiet, centrally located neighborhood, this home offers quick access to shopping, dining, and major roadways. The property is vacant, easy to show, and secured with a lockbox—your next home or investment is ready when you are.

18. 2026-04-17
    status Active 793-char remark

    Show marketing remark (793 chars)

    Charming, Move-In-Ready Home or Smart Investment Opportunity Step into this spacious two-bedroom residence offering a bright, open layout and comfortable living throughout. A spacious family room flows seamlessly into a dedicated dining area, creating an ideal setting for everyday living or entertaining. Enjoy the convenience of an in-unit laundry closet, plus a fully fenced backyard with a covered patio—perfect for relaxing outdoors year-round. Key updates include a 2020 roof and 2016 A/C, providing peace of mind for years to come. Nestled in a quiet, centrally located neighborhood, this home offers quick access to shopping, dining, and major roadways. The property is vacant, easy to show, and secured with a lockbox—your next home or investment is ready when you are.

19. 2025-12-29
    listed $150,000 Active 793-char remark

    Show marketing remark (793 chars)

    Charming, Move-In-Ready Home or Smart Investment Opportunity Step into this spacious two-bedroom residence offering a bright, open layout and comfortable living throughout. A spacious family room flows seamlessly into a dedicated dining area, creating an ideal setting for everyday living or entertaining. Enjoy the convenience of an in-unit laundry closet, plus a fully fenced backyard with a covered patio—perfect for relaxing outdoors year-round. Key updates include a 2020 roof and 2016 A/C, providing peace of mind for years to come. Nestled in a quiet, centrally located neighborhood, this home offers quick access to shopping, dining, and major roadways. The property is vacant, easy to show, and secured with a lockbox—your next home or investment is ready when you are.

20. 2025-01-19
    historical $1,075
21. 2024-11-13
    listed $1,075
22. 2021-04-12
    soldstatus $65,000
23. 2021-04-09
    soldstatus $65,000 263-char remark

    Show marketing remark (263 chars)

    Under Contract. Seller accepting back up offers. New roof in 2020, new HVAC in 2016, new refrigerator. Newer hot water heater, freshly painted interior. 2 br, 1 bath, 875 sq. ft. unit. Storage room. French doors to open back porch and fenced back yard. 3-4 Units.

24. 2021-03-06
    listed $65,000 263-char remark

    Show marketing remark (263 chars)

    Under Contract. Seller accepting back up offers. New roof in 2020, new HVAC in 2016, new refrigerator. Newer hot water heater, freshly painted interior. 2 br, 1 bath, 875 sq. ft. unit. Storage room. French doors to open back porch and fenced back yard. 3-4 Units.

25. 2005-02-01
    soldstatus $34,500
26. 2005-01-28
    soldstatus $34,500
27. 2004-10-04
    listed $42,500
28. 1993-06-25
    soldstatus $15,000
29. 1990-08-10
    soldstatus $30,800
30. 1990-05-25
    soldstatus $87,800

ⓘ 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: $2,157 · $180/mo
• Projected year-2 tax: $2,157 · $180/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 3/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,055
• − Mortgage interest: −$7,842
• − Property taxes: −$2,157
• − Insurance: −$700
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$4,073
• Taxable income: $394
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,502/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

• County: Alachua County · 218,005 people
• City population: 188,348
• Metro: Gainesville, FL
• Population (ZIP): 35,720
• Household income: $45,987
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 3418.0

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 0.65)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 17% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 2%
• Common ancestry: Italian 2% Romanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 3% 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: ▼ -177.86%
• Current HPI: 270.183
• Rent YoY: ▲ 0.60%
• 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

+65.1% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-19 Rental Removed $1,075 APPFOLIO
• 2024-11-13 Listed for Rent $1,075 APPFOLIO
• 2021-04-12 Sold (Public Records) $65,000 Public Records
• 2021-04-09 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-06 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-01 Sold (Public Records) $34,500 Public Records
• 2005-01-28 Sold (MLS) $34,500 Stellar MLS as Distributed by MLS Grid
• 2004-10-04 Listed $42,500 Stellar MLS as Distributed by MLS Grid
• 1993-06-25 Sold (Public Records) $15,000 Public Records
• 1990-08-10 Sold (Public Records) $30,800 Public Records
• 1990-05-25 Sold (Public Records) $87,800 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,157 · +6.8% YoY. Source: county tax records.