507 NW 39th Rd #114 · Gainesville, FL 32607

$115,000

1 bd · 1.0 ba · 630 sqft · Condo public records · 48 Days on market

Built 1976 $261/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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 1 bed, 1 bath condo in Hawthorne Reserve is the perfect property for the up and coming professional looking to establish themselves in the Gainesville area. This spacious unit features wood laminate & tile floors, updated kitchen appliances, laundry room in unit, it''s own private patio, and not limited to. HOA amenities include a pool, tennis court, designated pet areas and more. Perfectly located in the Heart of Gainesville, this property is just minutes away from theUniversity of Florida, restaurants, shops, I-75 and more. This unit could also be a great opportunity for an investor looking to expand their portfolio as it is currently being rented at $850 per month. Come preview this treasure today! 5+ Units.

Key facts

• Quick access to uf
• Community amenities
• First floor location

Tags

• FIRST FLOOR LOCATION
• PRIVATE FENCED BACK PATIO
• IN UNIT LAUNDRY CLOSET
• QUICK ACCESS TO UF
• COMMUNITY AMENITIES
• OUTDOOR GRILLING AREA

Property features AI

Finance

• Other: Unfurnished; Development: Hawthorne Reserve
• Financial info: Total annual association fees $3,132; Lease restrictions apply
• HOA & community: Monthly condo/association fee of $261 (includes pool, grounds maintenance, recreational facilities); Association name: Pamela Marietta; Community amenities: Fitness center, Pool, Tennis courts; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Condominium; One story; Entry on first floor; North-facing
• Construction: Frame construction; Shingle roof; Slab foundation; Built as part of building A
• Exterior features: Exterior lighting; Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Thermostat
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-63 ($-756/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (9.7% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $104k (9.7% 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.
• Zoned schools: Littlewood Elementary School (math 56% / reading 55%, grade C, #855 of 2,144 statewide, top 41%, 706 students, 48% FRL); Gainesville High School (math 48% / reading 57%, grade C-, #154 of 667 statewide, top 24%, 1,873 students, 47% FRL) — zoned schools at 47% FRL track the district average.
• 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 34% 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 $795 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 48 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $103,865 (9.7% 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 48 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.13% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 7.3

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: -23.8%
• Equity multiple: 0.21×
• Total profit: $-25,524
• Equity at exit: $17,147

10-year hold

• IRR: -31.9%
• Equity multiple: -0.20×
• Total profit: $-38,606
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$48
• HOA: −$261
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-63

Break-even live

Break-even rent $1,385

Max offer price $103,865

Occupancy floor 100%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $261 · $3,132/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $115,000 Active 48 DOM
2. 2026-06-17
   days on market $115,000 Active 47 DOM
3. 2026-06-16
   days on market $115,000 Active 46 DOM
4. 2026-06-15
   days on market $115,000 Active 45 DOM
5. 2026-06-14
   days on market $115,000 Active 43 DOM
6. 2026-06-13
   days on market $115,000 Active 42 DOM
7. 2026-06-10
   days on market $115,000 Active 40 DOM
8. 2026-06-09
   days on market $115,000 Active 39 DOM
9. 2026-06-09
   remarks 683-char remark
10. 2026-06-08
    days on market $115,000 Active 38 DOM
11. 2026-06-07
    days on market $115,000 Active 37 DOM
12. 2026-06-05
    days on market $115,000 Active 34 DOM
13. 2026-06-03
    days on market $115,000 Active 33 DOM
14. 2026-06-03
    price $115,000 Active 32 DOM
15. 2026-06-02
    days on market $125,000 Active 32 DOM
16. 2026-06-01
    days on market $125,000 Active 31 DOM
17. 2026-05-31
    days on market $125,000 Active 30 DOM
18. 2026-05-30
    days on market $125,000 Active 29 DOM
19. 2026-05-01
    listed $125,000 Active 977-char remark
20. 2023-04-26
    price $1,000
21. 2021-08-23
    soldstatus $92,000
22. 2021-08-16
    soldstatus $92,000 741-char remark

    Show marketing remark (741 chars)

    This beautiful 1 bed, 1 bath condo in Hawthorne Reserve is the perfect property for the up and coming professional looking to establish themselves in the Gainesville area. This spacious unit features wood laminate & tile floors, updated kitchen appliances, laundry room in unit, it''s own private patio, and not limited to. HOA amenities include a pool, tennis court, designated pet areas and more. Perfectly located in the Heart of Gainesville, this property is just minutes away from theUniversity of Florida, restaurants, shops, I-75 and more. This unit could also be a great opportunity for an investor looking to expand their portfolio as it is currently being rented at $850 per month. Come preview this treasure today! 5+ Units.

23. 2021-07-31
    historical
24. 2021-06-05
    listed $95,000 741-char remark

    Show marketing remark (741 chars)

    This beautiful 1 bed, 1 bath condo in Hawthorne Reserve is the perfect property for the up and coming professional looking to establish themselves in the Gainesville area. This spacious unit features wood laminate & tile floors, updated kitchen appliances, laundry room in unit, it''s own private patio, and not limited to. HOA amenities include a pool, tennis court, designated pet areas and more. Perfectly located in the Heart of Gainesville, this property is just minutes away from theUniversity of Florida, restaurants, shops, I-75 and more. This unit could also be a great opportunity for an investor looking to expand their portfolio as it is currently being rented at $850 per month. Come preview this treasure today! 5+ Units.

25. 2021-06-05
    listed $95,000

    Show marketing remark (741 chars)

    This beautiful 1 bed, 1 bath condo in Hawthorne Reserve is the perfect property for the up and coming professional looking to establish themselves in the Gainesville area. This spacious unit features wood laminate & tile floors, updated kitchen appliances, laundry room in unit, it''s own private patio, and not limited to. HOA amenities include a pool, tennis court, designated pet areas and more. Perfectly located in the Heart of Gainesville, this property is just minutes away from theUniversity of Florida, restaurants, shops, I-75 and more. This unit could also be a great opportunity for an investor looking to expand their portfolio as it is currently being rented at $850 per month. Come preview this treasure today! 5+ Units.

ⓘ 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: $2,185 · $182/mo
• Projected year-2 tax: $2,185 · $182/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: $15,662
• − Mortgage interest: −$6,442
• − Property taxes: −$2,185
• − Insurance: −$575
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − HOA: −$3,132
• − Depreciation: −$3,345
• Taxable loss: −$2,524
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $-151/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): 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

+21.1% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-26 Price Changed $1,000 RENT.
• 2021-08-23 Sold (Public Records) $92,000 Public Records
• 2021-08-16 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-06-05 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-05 Listed $95,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.7%/yr

Latest (2025): $2,185 · +2.7% YoY. Source: county tax records.