2811 SW Archer Rd Unit Z247 · Gainesville, FL 32608

$87,500

1 bd · 1.0 ba · 876 sqft · Condo public records · 136 Days on market

Built 1985 $326/mo HOA · 23% 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 +23.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

First floor 2 Bed 1 Bath in Brandywine. Great location near University of Florida, Shands, Celebration Point, and many dining options. This condo features a newly replaced HVAC (2024) and tile flooring throughout the living room and bedrooms. Brandywine has many community amenities, including a pool, game room, laundry facilities, exercise room, and clubhouse. Association dues include high-speed internet through Gator Net, water, lawn care, exterior maintenance, and pest control. Located close to bus routes on Archer Road.

Key facts

• Laundry facilities
• Newly replaced hvac
• Community amenities

Tags

• NEWLY REPLACED HVAC
• TILE FLOORING
• COMMUNITY AMENITIES
• POOL
• GAME ROOM
• LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (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 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 $605 of loan paydown is wiped out by about $3k 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 136 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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 $58k; list at $88k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.60% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 5.2

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,025
• Equity at exit: $13,047

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $9,782
• Equity at exit: $7,565

Cash invested: $24,500 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$36
• HOA: −$326
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $158

Break-even live

Break-even rent $1,202

Max offer price $87,500

Occupancy floor 84%

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: $21,875
• Closing costs: $2,625
• 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	1.20mi

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 44 events

1. 2026-06-18
   days on market $87,500 Active 136 DOM
2. 2026-06-17
   days on market $87,500 Active 135 DOM
3. 2026-06-16
   days on market $87,500 Active 134 DOM
4. 2026-06-15
   days on market $87,500 Active 133 DOM
5. 2026-06-14
   days on market $87,500 Active 131 DOM
6. 2026-06-13
   days on market $87,500 Active 130 DOM
7. 2026-06-10
   days on market $87,500 Active 128 DOM
8. 2026-06-09
   days on market $87,500 Active 127 DOM
9. 2026-06-08
   days on market $87,500 Active 126 DOM
10. 2026-06-07
    days on market $87,500 Active 125 DOM
11. 2026-06-05
    days on market $87,500 Active 122 DOM
12. 2026-06-03
    days on market $87,500 Active 121 DOM
13. 2026-06-02
    days on market $87,500 Active 120 DOM
14. 2026-06-01
    days on market $87,500 Active 119 DOM
15. 2026-05-31
    days on market $87,500 Active 118 DOM
16. 2026-05-30
    days on market $87,500 Active 117 DOM
17. 2026-02-02
    listed $87,500 Active 528-char remark

    Show marketing remark (528 chars)

    First floor 2 Bed 1 Bath in Brandywine. Great location near University of Florida, Shands, Celebration Point, and many dining options. This condo features a newly replaced HVAC (2024) and tile flooring throughout the living room and bedrooms. Brandywine has many community amenities, including a pool, game room, laundry facilities, exercise room, and clubhouse. Association dues include high-speed internet through Gator Net, water, lawn care, exterior maintenance, and pest control. Located close to bus routes on Archer Road.

18. 2025-11-30
    historical
19. 2025-10-01
    status Active
20. 2025-09-30
    historical
21. 2025-05-01
    status Active
22. 2025-04-30
    historical
23. 2025-02-27
    price $87,500
24. 2025-01-03
    status Active
25. 2024-12-31
    historical
26. 2024-12-02
    status Active
27. 2024-11-30
    historical
28. 2024-11-01
    status Active
29. 2024-10-31
    historical
30. 2024-06-12
    listed $95,000 Active
31. 2024-06-03
    historical
32. 2024-03-14
    price $95,000
33. 2023-12-19
    listed $105,000 Active
34. 2019-02-04
    soldstatus $58,000
35. 2019-01-31
    soldstatus $58,000
36. 2018-11-27
    listed $59,900
37. 2014-10-09
    historical
38. 2008-07-22
    soldstatus $70,500
39. 2008-07-17
    soldstatus $70,500
40. 2008-03-14
    listed $74,900
41. 2008-01-04
    listed $74,900
42. 1999-07-19
    soldstatus $23,000
43. 1994-10-25
    soldstatus $21,000
44. 1986-02-01
    soldstatus $43,400

ⓘ 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: −$4,901
• − Property taxes: −$1,543
• − Insurance: −$438
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$3,912
• − Depreciation: −$2,545
• Taxable income: $799
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $1,706/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

+101.6% since first listed

28 events — show timeline

• 2026-02-02 Listed $87,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-27 Price Changed $87,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-12 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-14 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-19 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-04 Sold (Public Records) $58,000 Public Records
• 2019-01-31 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-27 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2014-10-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-07-22 Sold (Public Records) $70,500 Public Records
• 2008-07-17 Sold (MLS) $70,500 Stellar MLS as Distributed by MLS Grid
• 2008-03-14 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2008-01-04 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 1999-07-19 Sold (Public Records) $23,000 Public Records
• 1994-10-25 Sold (Public Records) $21,000 Public Records
• 1986-02-01 Sold (Public Records) $43,400 Public Records

Property tax history

+5.8%/yr

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