1015 SW 9th St Unit D22 · Gainesville, FL 32601

$96,900

1 bd · 1.0 ba · 576 sqft · Condo public records · 107 Days on market

Built 1981 $225/mo HOA · 20% 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 +8.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WALK TO UF & SHANDS! This charming top-floor corner/end unit condo in the desirable Tumblin Creek community offers comfortable, low-maintenance living in one of Gainesville’s most convenient locations. Walking distance to of some of Gainesville’s most notable destinations, including P. K. Yonge Developmental Research School, just 10 to 15 minutes away, the University of Florida campus within a 12 to 18-minute walk, and UF Health Shands Hospital about 12 to 20 minutes away—or only a quick 5 to 7-minute bike ride. This condo provides an excellent opportunity for both homeowners and investors alike. Whether you’re a student, faculty member, or healthcare professional, the convenience of being so close to UF and Shands makes daily commutes effortless. For investors, the property’s strong rental potential—estimated around $1,000 per month—makes it a smart addition to any portfolio. Enjoy the peaceful surroundings of Tumblin Creek while staying just minutes from downtown Gainesville, UF sporting events, restaurants, and entertainment. LEASED THROUGH MAY 30th, 2026.

Key facts

• Corner unit
• $225 HOA
• Built 1981

Tags

• CORNER UNIT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $97k.

Deal economics

• At list price, monthly cash flow is $-83 ($-993/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (15.1% below list).
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $82k (15.1% below list) — sets the bar for cash-flow.

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 fast (+5.2%/yr); 138 active listings in the ZIP; lower-income renter base — watch delinquency; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 44% of the median local income ($30k/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 $670 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 107 days — a 9% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $82,286 (15.1% 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 107 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.15% ✓
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.33×
• Total profit: $-18,200
• Equity at exit: $14,448

10-year hold

• IRR: -5.3%
• Equity multiple: 0.60×
• Total profit: $-10,777
• Equity at exit: $8,378

Cash invested: $27,132 (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 32601

• Home prices YoY: -27.7%
• Rents YoY: 5.2%
• Active inventory: 138
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$508
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$40
• HOA: −$225
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-83

Break-even live

Break-even rent $1,221

Max offer price $82,286

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-55	+0% $-83	+5% $-110	+10% $-138
Rent	-10% $-171	-5% $-127	+0% $-83	+5% $-39	+10% $5
Rate	-1.0pp $-34	-0.5pp $-58	base $-83	+0.5pp $-108	+1.0pp $-133

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-15
   days on market $96,900 Active 107 DOM
2. 2026-06-14
   days on market $96,900 Active 105 DOM
3. 2026-06-13
   days on market $96,900 Active 104 DOM
4. 2026-06-10
   days on market $96,900 Active 102 DOM
5. 2026-06-09
   days on market $96,900 Active 101 DOM
6. 2026-06-09
   remarks 681-char remark
7. 2026-06-09
   price $96,900 Active 100 DOM
8. 2026-06-08
   days on market $99,900 Active 100 DOM
9. 2026-06-07
   days on market $99,900 Active 99 DOM
10. 2026-06-05
    days on market $99,900 Active 96 DOM
11. 2026-06-03
    days on market $99,900 Active 95 DOM
12. 2026-06-02
    days on market $99,900 Active 94 DOM
13. 2026-06-01
    days on market $99,900 Active 93 DOM
14. 2026-05-31
    days on market $99,900 Active 92 DOM
15. 2026-05-30
    days on market $99,900 Active 91 DOM
16. 2026-05-06
    price $99,900 1123-char remark

    Show marketing remark (1123 chars)

    WALK TO UF & SHANDS! This charming top-floor corner/end unit condo in the desirable Tumblin Creek community offers comfortable, low-maintenance living in one of Gainesville’s most convenient locations. Walking distance to of some of Gainesville’s most notable destinations, including P. K. Yonge Developmental Research School, just 10 to 15 minutes away, the University of Florida campus within a 12 to 18-minute walk, and UF Health Shands Hospital about 12 to 20 minutes away—or only a quick 5 to 7-minute bike ride. This condo provides an excellent opportunity for both homeowners and investors alike. Whether you’re a student, faculty member, or healthcare professional, the convenience of being so close to UF and Shands makes daily commutes effortless. For investors, the property’s strong rental potential—estimated around $1,000 per month—makes it a smart addition to any portfolio. Enjoy the peaceful surroundings of Tumblin Creek while staying just minutes from downtown Gainesville, UF sporting events, restaurants, and entertainment. LEASED THROUGH MAY 30th, 2026.

17. 2026-04-10
    price $105,900 1123-char remark

    Show marketing remark (1123 chars)

    WALK TO UF & SHANDS! This charming top-floor corner/end unit condo in the desirable Tumblin Creek community offers comfortable, low-maintenance living in one of Gainesville’s most convenient locations. Walking distance to of some of Gainesville’s most notable destinations, including P. K. Yonge Developmental Research School, just 10 to 15 minutes away, the University of Florida campus within a 12 to 18-minute walk, and UF Health Shands Hospital about 12 to 20 minutes away—or only a quick 5 to 7-minute bike ride. This condo provides an excellent opportunity for both homeowners and investors alike. Whether you’re a student, faculty member, or healthcare professional, the convenience of being so close to UF and Shands makes daily commutes effortless. For investors, the property’s strong rental potential—estimated around $1,000 per month—makes it a smart addition to any portfolio. Enjoy the peaceful surroundings of Tumblin Creek while staying just minutes from downtown Gainesville, UF sporting events, restaurants, and entertainment. LEASED THROUGH MAY 30th, 2026.

18. 2026-03-31
    price $109,500 1123-char remark

    Show marketing remark (1123 chars)

    WALK TO UF & SHANDS! This charming top-floor corner/end unit condo in the desirable Tumblin Creek community offers comfortable, low-maintenance living in one of Gainesville’s most convenient locations. Walking distance to of some of Gainesville’s most notable destinations, including P. K. Yonge Developmental Research School, just 10 to 15 minutes away, the University of Florida campus within a 12 to 18-minute walk, and UF Health Shands Hospital about 12 to 20 minutes away—or only a quick 5 to 7-minute bike ride. This condo provides an excellent opportunity for both homeowners and investors alike. Whether you’re a student, faculty member, or healthcare professional, the convenience of being so close to UF and Shands makes daily commutes effortless. For investors, the property’s strong rental potential—estimated around $1,000 per month—makes it a smart addition to any portfolio. Enjoy the peaceful surroundings of Tumblin Creek while staying just minutes from downtown Gainesville, UF sporting events, restaurants, and entertainment. LEASED THROUGH MAY 30th, 2026.

19. 2026-03-13
    price $113,900 1123-char remark

    Show marketing remark (1123 chars)

    WALK TO UF & SHANDS! This charming top-floor corner/end unit condo in the desirable Tumblin Creek community offers comfortable, low-maintenance living in one of Gainesville’s most convenient locations. Walking distance to of some of Gainesville’s most notable destinations, including P. K. Yonge Developmental Research School, just 10 to 15 minutes away, the University of Florida campus within a 12 to 18-minute walk, and UF Health Shands Hospital about 12 to 20 minutes away—or only a quick 5 to 7-minute bike ride. This condo provides an excellent opportunity for both homeowners and investors alike. Whether you’re a student, faculty member, or healthcare professional, the convenience of being so close to UF and Shands makes daily commutes effortless. For investors, the property’s strong rental potential—estimated around $1,000 per month—makes it a smart addition to any portfolio. Enjoy the peaceful surroundings of Tumblin Creek while staying just minutes from downtown Gainesville, UF sporting events, restaurants, and entertainment. LEASED THROUGH MAY 30th, 2026.

20. 2026-02-28
    listed $117,900 Active 1123-char remark

    Show marketing remark (1123 chars)

    WALK TO UF & SHANDS! This charming top-floor corner/end unit condo in the desirable Tumblin Creek community offers comfortable, low-maintenance living in one of Gainesville’s most convenient locations. Walking distance to of some of Gainesville’s most notable destinations, including P. K. Yonge Developmental Research School, just 10 to 15 minutes away, the University of Florida campus within a 12 to 18-minute walk, and UF Health Shands Hospital about 12 to 20 minutes away—or only a quick 5 to 7-minute bike ride. This condo provides an excellent opportunity for both homeowners and investors alike. Whether you’re a student, faculty member, or healthcare professional, the convenience of being so close to UF and Shands makes daily commutes effortless. For investors, the property’s strong rental potential—estimated around $1,000 per month—makes it a smart addition to any portfolio. Enjoy the peaceful surroundings of Tumblin Creek while staying just minutes from downtown Gainesville, UF sporting events, restaurants, and entertainment. LEASED THROUGH MAY 30th, 2026.

21. 2023-06-26
    soldstatus $101,000
22. 2020-10-09
    soldstatus $75,200 1015-char remark

    Show marketing remark (1015 chars)

    This 1 bed/1 bath condo is located in Tumblin Creek, less than a mile away from Depot Park. Enjoy having your very own place with the added security of living on the second floor. A small development with only 32 units, there are always plenty of parking spots available! Beautiful wood laminate floors greet you in the living room and bedroom, while vinyl floors can be found in the kitchen and recently remodeled bathroom. The functional, galley kitchen features beautiful wood cabinetry, plenty of counter space, barstool seating, a pendant light fixture, and a spacious pantry. Openly connected to the kitchen, the living room offers plenty of space for your furniture and direct access to the balcony via sliding glass doors. With equally beautiful views of nothing but greenery, the large window in the bedroom provides natural light while the walk-in closet gives you a plethora of storage space. Relax with worry-free upkeep, as your condo fees cover all exterior maintenance, including the roof! 3-4 Units.

23. 2020-10-09
    soldstatus $75,200

    Show marketing remark (1015 chars)

    This 1 bed/1 bath condo is located in Tumblin Creek, less than a mile away from Depot Park. Enjoy having your very own place with the added security of living on the second floor. A small development with only 32 units, there are always plenty of parking spots available! Beautiful wood laminate floors greet you in the living room and bedroom, while vinyl floors can be found in the kitchen and recently remodeled bathroom. The functional, galley kitchen features beautiful wood cabinetry, plenty of counter space, barstool seating, a pendant light fixture, and a spacious pantry. Openly connected to the kitchen, the living room offers plenty of space for your furniture and direct access to the balcony via sliding glass doors. With equally beautiful views of nothing but greenery, the large window in the bedroom provides natural light while the walk-in closet gives you a plethora of storage space. Relax with worry-free upkeep, as your condo fees cover all exterior maintenance, including the roof! 3-4 Units.

24. 2020-09-16
    listed $75,707 1015-char remark

    Show marketing remark (1015 chars)

    This 1 bed/1 bath condo is located in Tumblin Creek, less than a mile away from Depot Park. Enjoy having your very own place with the added security of living on the second floor. A small development with only 32 units, there are always plenty of parking spots available! Beautiful wood laminate floors greet you in the living room and bedroom, while vinyl floors can be found in the kitchen and recently remodeled bathroom. The functional, galley kitchen features beautiful wood cabinetry, plenty of counter space, barstool seating, a pendant light fixture, and a spacious pantry. Openly connected to the kitchen, the living room offers plenty of space for your furniture and direct access to the balcony via sliding glass doors. With equally beautiful views of nothing but greenery, the large window in the bedroom provides natural light while the walk-in closet gives you a plethora of storage space. Relax with worry-free upkeep, as your condo fees cover all exterior maintenance, including the roof! 3-4 Units.

25. 2007-08-30
    soldstatus $62,000
26. 2005-09-06
    soldstatus $62,000
27. 2004-03-02
    soldstatus $35,000
28. 1998-10-16
    soldstatus $22,000
29. 1996-01-10
    soldstatus $19,900
30. 1983-10-01
    soldstatus $27,000

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/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: $13,397
• − Mortgage interest: −$5,428
• − Property taxes: −$2,294
• − Insurance: −$484
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − HOA: −$2,700
• − Depreciation: −$2,819
• Taxable loss: −$2,472
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $-399/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): 23,180
• Household income: $30,352
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 3429.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 13% Two or more races 12% Black 11% Asian 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 3% German/W. Germanic 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: ▼ -125.81%
• Current HPI: 327.9985
• Rent YoY: ▲ 5.24%
• 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

+270.0% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $105,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $109,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $113,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listed $117,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-26 Sold (Public Records) $101,000 Public Records
• 2020-10-09 Sold (Public Records) $75,200 Public Records
• 2020-10-09 Sold (MLS) $75,200 Stellar MLS as Distributed by MLS Grid
• 2020-09-16 Listed $75,707 Stellar MLS as Distributed by MLS Grid
• 2007-08-30 Sold (Public Records) $62,000 Public Records
• 2005-09-06 Sold (Public Records) $62,000 Public Records
• 2004-03-02 Sold (Public Records) $35,000 Public Records
• 1998-10-16 Sold (Public Records) $22,000 Public Records
• 1996-01-10 Sold (Public Records) $19,900 Public Records
• 1983-10-01 Sold (Public Records) $27,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,294 · +11.9% YoY. Source: county tax records.