3921 SW 34th St #216 · Gainesville, FL 32608

$197,000

4 bd · 4.0 ba · 1,312 sqft · Condo · 89 Days on market

Built 1995 Good condition $382/mo HOA · 16% 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 +16.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Investment Opportunity. This 4 bed / 4 bath condo in University Terrace is perfectly located near just about everything Gainesville has to offer! There is a bus route to just about everywhere is located just outside the entrance to the community. Each bedroom has its own private bathroom. The community has a nice pool as well. A/C and Water Heater 2 years old.

Key facts

• Nice pool
• Private bathroom
• $382 HOA

Tags

• PRIVATE BATHROOM
• NICE POOL

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath condo listed at $197k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $197k).
• Recommended offer: $185k (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.
• Market conditions: Rents rising (+2.9%/yr); 594 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $2,373/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 4709% 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 $1k of loan paydown is wiped out by about $6k 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 89 days — a 6% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $70k; list at $197k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.20% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 6.9

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-23,556
• Equity at exit: $29,373

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-9,725
• Equity at exit: $17,033

Cash invested: $55,160 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,373 medium
• Mortgage (P&I): −$1,033
• Tax est. 1.5%: −$246 /mo · $2,955/yr
• Insurance: −$82
• HOA: −$382
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $131

Break-even live

Break-even rent $2,207

Max offer price $197,000

Occupancy floor 89%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	$2,090	$2.02	13d	28	0.45mi
4781 SW 36th Rd Gainesville, FL	1.0–3.0	1.0–2.0	1137	$3,020	$2.66	13d	61	1.36mi

HOA detail condo

• Monthly dues: $382 · $4,584/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $197,000 Active 89 DOM
2. 2026-06-17
   days on market $197,000 Active 88 DOM
3. 2026-06-16
   days on market $197,000 Active 87 DOM
4. 2026-06-15
   days on market $197,000 Active 86 DOM
5. 2026-06-14
   days on market $197,000 Active 84 DOM
6. 2026-06-13
   days on market $197,000 Active 83 DOM
7. 2026-06-10
   days on market $197,000 Active 81 DOM
8. 2026-06-09
   days on market $197,000 Active 80 DOM
9. 2026-06-08
   days on market $197,000 Active 79 DOM
10. 2026-06-07
    days on market $197,000 Active 78 DOM
11. 2026-06-05
    days on market $197,000 Active 75 DOM
12. 2026-06-03
    days on market $197,000 Active 74 DOM
13. 2026-06-02
    days on market $197,000 Active 73 DOM
14. 2026-06-01
    days on market $197,000 Active 72 DOM
15. 2026-05-31
    days on market $197,000 Active 71 DOM
16. 2026-05-30
    days on market $197,000 Active 70 DOM
17. 2026-03-21
    listed $197,000 Active 372-char remark

    Show marketing remark (372 chars)

    Fantastic Investment Opportunity. This 4 bed / 4 bath condo in University Terrace is perfectly located near just about everything Gainesville has to offer! There is a bus route to just about everywhere is located just outside the entrance to the community. Each bedroom has its own private bathroom. The community has a nice pool as well. A/C and Water Heater 2 years old.

18. 2024-07-06
    historical
19. 2024-01-08
    listed $215,000 Active
20. 2023-08-11
    historical
21. 2023-06-19
    listed $209,998 Active
22. 2014-11-26
    soldstatus $70,250
23. 2014-07-14
    listed $69,900
24. 2006-09-03
    historical
25. 2006-03-20
    listed $189,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,476
• − Mortgage interest: −$11,035
• − Property taxes: −$2,955
• − Insurance: −$985
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − HOA: −$4,584
• − Depreciation: −$5,731
• Taxable loss: −$1,370
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $1,904/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 4-bedroom, 4-bathroom condo in University Terrace is in good condition with no major repairs needed. It has a good exterior, interior walls, and foundation. The property has a pool and good landscaping, making it a good investment opportunity.

Value-add opportunities

• Both Paint the interior walls — Fresh paint can make the interior look new and improve the overall appearance.
• Both Clean the pool — A clean pool can attract more residents and improve the overall appeal of the property.
• Both Trim the bushes — Well-maintained landscaping can improve the curb appeal and attract more residents.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the interior walls — Fresh paint can make the interior look new and improve the overall appearance. ↑
• Both Clean the pool — A clean pool can attract more residents and improve the overall appeal of the property. ↑
• Both Trim the bushes — Well-maintained landscaping can improve the curb appeal and attract more residents. ↑

ⓘ 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

+3.7% since first listed

9 events — show timeline

• 2026-03-21 Listed $197,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-08 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-06-19 Listed $209,998 Stellar MLS as Distributed by MLS Grid
• 2014-11-26 Sold (MLS) $70,250 Stellar MLS as Distributed by MLS Grid
• 2014-07-14 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-20 Listed $189,900 Stellar MLS as Distributed by MLS Grid