2811 SW Archer Rd Unit V176 · Gainesville, FL 32608

$65,000

1 bd · 1.0 ba · 876 sqft · Condo public records · 13 Days on market

Built 1985 $326/mo HOA · 23% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This unit is a 2 bedroom 1 bath & It has a kitchen that is open to the living area and there is a porch off of one of the bedrooms. It is in an excellent location and biking distance to UF and is on bus route. No need for a car as you are within walking distance to Restaurants, shopping, Butler Plaza & movie theater. Brandywine has amenities such as pool, clubhouse, game room, exercise room and on site laundry facilities. Brandywine association dues include hazard ins, exterior maintenance, lawn care, pest control, water is paid, waste water is paid and includes fiber optic Internet. Call today for a private viewing. 5+ Units.

Key facts

• Fitness center
• Centrally located
• Oversized pool

Tags

• CENTRALLY LOCATED
• OPEN CONCEPT LIVING ROOM
• LARGE OUTDOOR BALCONY
• OVERSIZED POOL
• ON-SITE LAUNDRY FACILITIES
• FITNESS CENTER

Property features AI

Finance

• Other: Unfurnished; Association requires approval
• Financial info: Total monthly fees $326.25 (total annual $3,915); Lease restrictions apply
• HOA & community: HOA managed by University Management; Monthly association fee of $326.25 covering cable TV, internet, pest control, pool, sewer, trash and water; Association approval required; Buyer approval required for community; Community clubhouse and fitness center; Pool on-site; Deed restrictions; Pets allowed with breed restrictions; Development: Brandywine

Exterior

• Parking: No parking details provided
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected; BB/HS internet available; Fiber optics available; Sewer connected
• Home design: Residential condominium; Located on 2nd floor; Faces south; One level interior living
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of building V
• Exterior features: Balcony; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Inside utility
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

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 $449 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 (-3.0% appreciation + 2.9% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $52k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

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: 2.16% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 3.9

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $7,750
• Equity at exit: $9,692

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $30,551
• Equity at exit: $5,620

Cash invested: $18,200 (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 32608

• Rents YoY: 2.9%
• Active inventory: 594
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$27
• HOA: −$326
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $286

Break-even live

Break-even rent $1,041

Max offer price $65,000

Occupancy floor 75%

Sensitivity live

Price	-10% $322	-5% $304	+0% $286	+5% $267	+10% $249
Rent	-10% $175	-5% $230	+0% $286	+5% $341	+10% $396
Rate	-1.0pp $318	-0.5pp $302	base $286	+0.5pp $269	+1.0pp $252

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: $16,250
• Closing costs: $1,950
• 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	14d	28	1.06mi

HOA detail condo

• Monthly dues: $326 · $3,912/yr
• Likely covers: waterinternetlandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-02
   status $65,000 Pending 13 DOM
2. 2026-06-01
   days on market $65,000 Active 13 DOM
3. 2026-05-31
   days on market $65,000 Active 12 DOM
4. 2026-05-30
   days on market $65,000 Active 11 DOM
5. 2026-05-19
   listed $65,000 Active
6. 2018-07-06
   soldstatus $52,000 646-char remark

   Show marketing remark (646 chars)

   This unit is a 2 bedroom 1 bath & It has a kitchen that is open to the living area and there is a porch off of one of the bedrooms. It is in an excellent location and biking distance to UF and is on bus route. No need for a car as you are within walking distance to Restaurants, shopping, Butler Plaza & movie theater. Brandywine has amenities such as pool, clubhouse, game room, exercise room and on site laundry facilities. Brandywine association dues include hazard ins, exterior maintenance, lawn care, pest control, water is paid, waste water is paid and includes fiber optic Internet. Call today for a private viewing. 5+ Units.

7. 2018-07-06
   soldstatus $52,000

   Show marketing remark (646 chars)

   This unit is a 2 bedroom 1 bath & It has a kitchen that is open to the living area and there is a porch off of one of the bedrooms. It is in an excellent location and biking distance to UF and is on bus route. No need for a car as you are within walking distance to Restaurants, shopping, Butler Plaza & movie theater. Brandywine has amenities such as pool, clubhouse, game room, exercise room and on site laundry facilities. Brandywine association dues include hazard ins, exterior maintenance, lawn care, pest control, water is paid, waste water is paid and includes fiber optic Internet. Call today for a private viewing. 5+ Units.

8. 2018-06-09
   listed $53,000 646-char remark

   Show marketing remark (646 chars)

   This unit is a 2 bedroom 1 bath & It has a kitchen that is open to the living area and there is a porch off of one of the bedrooms. It is in an excellent location and biking distance to UF and is on bus route. No need for a car as you are within walking distance to Restaurants, shopping, Butler Plaza & movie theater. Brandywine has amenities such as pool, clubhouse, game room, exercise room and on site laundry facilities. Brandywine association dues include hazard ins, exterior maintenance, lawn care, pest control, water is paid, waste water is paid and includes fiber optic Internet. Call today for a private viewing. 5+ Units.

9. 2009-12-17
   historical
10. 2007-04-26
    listed $98,000
11. 2003-07-18
    soldstatus $47,000
12. 2002-07-01
    soldstatus $31,000
13. 1999-07-07
    soldstatus $23,500
14. 1986-10-01
    soldstatus $49,900

ⓘ 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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $16,832
• − Mortgage interest: −$3,641
• − Property taxes: −$1,543
• − Insurance: −$325
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$3,912
• − Depreciation: −$1,891
• Taxable income: $2,827
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $2,748/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

+30.3% since first listed

10 events — show timeline

• 2026-05-19 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-06 Sold (Public Records) $52,000 Public Records
• 2018-07-06 Sold (MLS) $52,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-09 Listed $53,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-04-26 Listed $98,000 Stellar MLS as Distributed by MLS Grid
• 2003-07-18 Sold (Public Records) $47,000 Public Records
• 2002-07-01 Sold (Public Records) $31,000 Public Records
• 1999-07-07 Sold (Public Records) $23,500 Public Records
• 1986-10-01 Sold (Public Records) $49,900 Public Records

Property tax history

+5.8%/yr

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