2905 SW Archer Rd Unit S4024 · Gainesville, FL 32608

$139,900

2 bd · 2.0 ba · 800 sqft · SingleFamily · 64 Days on market

Built 1998 Good condition $300/mo HOA · 20% of rent ↓ 7% since listing

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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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Capstone Quarters! This spacious 2-bedroom, 2-bathroom ground-floor condo offers a bright and open layout in a highly convenient location. Just minutes from University of Florida, UF Health Shands Hospital, the University of Florida College of Veterinary Medicine, the Malcom Randall VA Medical Center, Butler Plaza, Celebration Pointe, and Interstate 75, this property provides easy access to shopping, dining, and major employment centers. Inside, you’ll find a light-filled interior with an open floor plan designed for comfortable everyday living. The spacious great room flows seamlessly into the kitchen and dining area, creating a functional and versatile space. Both bedroom

Key facts

• $300 HOA
• Community pool
• Built 1998

Property features AI

Finance

• Other: Development: Capstone Quarters
• Financial info: Total monthly fees $300; Total annual fees $3,600; Association fee required
• HOA & community: Monthly condo/HOA fee $300 (includes common area taxes, insurance, structure and grounds maintenance, management, pool, sewer, trash, water); Association: Bosshardt Property Management; Community pool; Community mailbox; Deed restrictions; Sidewalks and street lights; Pets allowed (cats and dogs, size limit; max pet weight 40 lbs)

Exterior

• Parking: Open parking
• Security: Community-managed property
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Underground utilities; Cable available; BB/HS internet available; Fiber optic available
• Home design: Residential condominium; One story; Faces west; Unit on ground floor
• Construction: Frame construction with wood siding; Shingle roof; Crawlspace foundation; Building S (Capstone Quarters)
• Exterior features: Front porch; Rain gutters; Sidewalks; Paved roads; Cleared and landscaped lot; Level lot; Near public transit

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms (Unit on 1st floor)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Split bedroom layout; Thermostat; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room; Utility/inside utility

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-55 ($-658/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (5.7% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% 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.
• Zoned schools: Idylwild Elementary School (math 30% / reading 29%, grade F, #1,896 of 2,144 statewide, top 90%, 533 students, 78% FRL); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% FRL); Eastside High School (math 29% / reading 56%, grade F, #264 of 667 statewide, top 41%, 1,220 students, 56% FRL).
• Market conditions: Rents rising (+2.9%/yr); 605 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 $967 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 64 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 11092% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $131,506 (6.0% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 7.6

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-26,126
• Equity at exit: $20,860

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-27,101
• Equity at exit: $12,096

Cash invested: $39,172 (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: 605
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$300
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-55

Break-even live

Break-even rent $1,604

Max offer price $131,961

Occupancy floor 99%

Sensitivity live

Price	-10% $42	-5% $-7	+0% $-55	+5% $-103	+10% $-152
Rent	-10% $-176	-5% $-115	+0% $-55	+5% $6	+10% $66
Rate	-1.0pp $16	-0.5pp $-19	base $-55	+0.5pp $-91	+1.0pp $-128

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: $34,975
• Closing costs: $4,197
• 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	$1,830	$1.77	15d	28	1.19mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 26 events

1. 2026-06-21
   days on market $139,900 Active 64 DOM
2. 2026-06-18
   days on market $139,900 Active 61 DOM
3. 2026-06-17
   days on market $139,900 Active 60 DOM
4. 2026-06-16
   days on market $139,900 Active 59 DOM
5. 2026-06-15
   days on market $139,900 Active 58 DOM
6. 2026-06-14
   days on market $139,900 Active 56 DOM
7. 2026-06-13
   days on market $139,900 Active 55 DOM
8. 2026-06-10
   days on market $139,900 Active 53 DOM
9. 2026-06-09
   days on market $139,900 Active 52 DOM
10. 2026-06-08
    days on market $139,900 Active 51 DOM
11. 2026-06-07
    days on market $139,900 Active 50 DOM
12. 2026-06-05
    days on market $139,900 Active 47 DOM
13. 2026-06-03
    days on market $139,900 Active 46 DOM
14. 2026-06-02
    days on market $139,900 Active 45 DOM
15. 2026-06-01
    days on market $139,900 Active 44 DOM
16. 2026-05-31
    days on market $139,900 Active 43 DOM
17. 2026-05-30
    days on market $139,900 Active 42 DOM
18. 2026-05-07
    historical $1,250
19. 2026-04-19
    listed $1,250
20. 2026-04-19
    historical $1,250
21. 2026-04-18
    listed $139,900 Active 1068-char remark
22. 2026-03-18
    listed $1,250
23. 2025-03-13
    historical $1,250
24. 2025-02-18
    listed $1,250
25. 2025-01-14
    historical $1,350
26. 2024-11-19
    listed $1,350

ⓘ 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: $18,409
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − HOA: −$3,600
• − Depreciation: −$4,070
• Taxable loss: −$2,840
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $23/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 75/100 Cosmetic rehab

This 2-bedroom, 2-bathroom ground-floor condo is in good condition with minor repairs needed in the kitchen. It offers a spacious and open layout with easy access to local amenities.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Fresh cabinets improve functionality and aesthetics
• Both Clean kitchen countertops — Clean countertops improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Kitchen countertops · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Fresh cabinets improve functionality and aesthetics ↑
• Both Clean kitchen countertops — Clean countertops improve functionality and aesthetics ↑

ⓘ 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 — 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

-7.4% since first listed

9 events — show timeline

• 2026-05-07 Rental Removed $1,250 STELLARMLS
• 2026-04-19 Listed for Rent $1,250 STELLARMLS
• 2026-04-19 Rental Removed $1,250 BUILDIUM
• 2026-04-18 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Listed for Rent $1,250 BUILDIUM
• 2025-03-13 Rental Removed $1,250 STELLARMLS
• 2025-02-18 Listed for Rent $1,250 STELLARMLS
• 2025-01-14 Rental Removed $1,350 STELLARMLS
• 2024-11-19 Listed for Rent $1,350 STELLARMLS