711 SW 75th St #106 · Gainesville, FL 32607

$105,000

3 bd · 3.0 ba · 1,482 sqft · Condo public records · 12 Days on market

Built 1973 $388/mo HOA · 22% of rent

---

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 +24.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity to own an affordable condo close to schools, businesses, and major roads. First floor includes the kitchen, living/dining room, half bathroom, storage closet, front and back porch. Upstairs has all 3 bedrooms - including a primary suite and 2 guest rooms with a shared bathroom. Other features include new carpet in bedrooms, granite countertops in the kitchen and 2 guest bathrooms, and a balcony off of all 3 bedrooms. HOA dues provide amenities including pool, fitness center, meeting room, laundry facility, and sport courts. Exterior maintenance is also included.

Key facts

• Half bath
• Vinyl flooring
• Pass-through window

Tags

• UPDATED KITCHEN
• NEW APPLIANCES
• GRANITE COUNTERTOPS
• PASS-THROUGH WINDOW
• VINYL FLOORING
• HALF BATH

Property features AI

Finance

• Other: Unfurnished; Total living area approximately 1,482 (public records)
• Financial info: Total annual HOA/association fees $4,656
• HOA & community: Monthly condo/association fee of $388; Association fee required and paid monthly; Association contact: Cynthia Long; Community sidewalks and street lights; Pets allowed; Development: Sparrow

Exterior

• Parking: Parking lot access (building located behind parking lot)
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available
• Home design: Condominium; Residential property; One level (listed as One); 2-story building; Faces south; Unit on floor 1
• Construction: Frame construction; Shingle roof; Slab foundation; Built as part of building number 106
• Exterior features: Balcony; Sidewalk; Sliding doors; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air conditioning; Electric water heater
• Interior features: Living room/dining room combo
• Laundry & utility: No laundry hookups in unit

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).

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 flat; 245 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $1,761/mo this rent would consume 46% of the median local household income ($46k/yr) (locally 3418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 5.0

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-6,651
• Equity at exit: $15,656

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-2,513
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$185 /mo · $2,226/yr
• Insurance: −$44
• HOA: −$388
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $223

Break-even live

Break-even rent $1,478

Max offer price $105,000

Occupancy floor 82%

Sensitivity live

Price	-10% $283	-5% $253	+0% $223	+5% $194	+10% $164
Rent	-10% $84	-5% $154	+0% $223	+5% $293	+10% $362
Rate	-1.0pp $276	-0.5pp $250	base $223	+0.5pp $196	+1.0pp $168

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $388 · $4,656/yr
• Likely covers: exterior maint.poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-05
   status Pending
2. 2026-04-23
   listed $105,000 Active
3. 2026-04-19
   historical
4. 2026-03-17
   price $105,000
5. 2026-01-17
   listed $114,900 Active
6. 2023-07-21
   soldstatus $115,000
7. 2023-07-07
   soldstatus $115,000 Closed 590-char remark

   Show marketing remark (590 chars)

   Fantastic opportunity to own an affordable condo close to schools, businesses, and major roads. First floor includes the kitchen, living/dining room, half bathroom, storage closet, front and back porch. Upstairs has all 3 bedrooms - including a primary suite and 2 guest rooms with a shared bathroom. Other features include new carpet in bedrooms, granite countertops in the kitchen and 2 guest bathrooms, and a balcony off of all 3 bedrooms. HOA dues provide amenities including pool, fitness center, meeting room, laundry facility, and sport courts. Exterior maintenance is also included.

8. 2023-06-21
   status Pending 590-char remark

   Show marketing remark (590 chars)

   Fantastic opportunity to own an affordable condo close to schools, businesses, and major roads. First floor includes the kitchen, living/dining room, half bathroom, storage closet, front and back porch. Upstairs has all 3 bedrooms - including a primary suite and 2 guest rooms with a shared bathroom. Other features include new carpet in bedrooms, granite countertops in the kitchen and 2 guest bathrooms, and a balcony off of all 3 bedrooms. HOA dues provide amenities including pool, fitness center, meeting room, laundry facility, and sport courts. Exterior maintenance is also included.

9. 2023-06-16
   listed $115,000 Active 590-char remark

   Show marketing remark (590 chars)

   Fantastic opportunity to own an affordable condo close to schools, businesses, and major roads. First floor includes the kitchen, living/dining room, half bathroom, storage closet, front and back porch. Upstairs has all 3 bedrooms - including a primary suite and 2 guest rooms with a shared bathroom. Other features include new carpet in bedrooms, granite countertops in the kitchen and 2 guest bathrooms, and a balcony off of all 3 bedrooms. HOA dues provide amenities including pool, fitness center, meeting room, laundry facility, and sport courts. Exterior maintenance is also included.

10. 2013-08-06
    soldstatus $33,500
11. 2013-04-15
    listed $42,500
12. 2013-03-04
    historical
13. 2013-02-21
    listed $42,500
14. 2012-02-28
    historical
15. 2010-06-15
    listed $40,000
16. 2009-06-30
    historical
17. 2008-11-24
    listed $89,900
18. 2000-04-24
    soldstatus $43,500
19. 1997-05-28
    soldstatus $33,000
20. 1979-04-01
    soldstatus $33,000

ⓘ 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: $2,226 · $185/mo
• Projected year-2 tax: $2,226 · $185/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: $21,131
• − Mortgage interest: −$5,882
• − Property taxes: −$2,226
• − Insurance: −$525
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$4,656
• − Depreciation: −$3,055
• Taxable income: $1,407
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,341/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

• 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

+218.2% since first listed

20 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-21 Sold (Public Records) $115,000 Public Records
• 2023-07-07 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-16 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-06 Sold (MLS) $33,500 Stellar MLS as Distributed by MLS Grid
• 2013-04-15 Listed $42,500 Stellar MLS as Distributed by MLS Grid
• 2013-03-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-02-21 Listed $42,500 Stellar MLS as Distributed by MLS Grid
• 2012-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-06-15 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2009-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-11-24 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2000-04-24 Sold (Public Records) $43,500 Public Records
• 1997-05-28 Sold (Public Records) $33,000 Public Records
• 1979-04-01 Sold (Public Records) $33,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,226 · +2.7% YoY. Source: county tax records.