2905 SW Archer Rd Unit T4028 · Gainesville, FL 32608

$139,900

2 bd · 2.0 ba · 800 sqft · Condo · 131 Days on market

Built 1998 Good condition $300/mo HOA · 20% of rent ↓ 17% 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 MLS

Investor Alert! The location you want with the convenience you need. This well-maintained, ground-floor 2-bedroom, 2-bath condo in Capstone Quarters offers comfortable, low-maintenance living directly across from the University of Florida. Designed with an open floorplan, the home features a spacious great room that flows seamlessly into the kitchen and dining areas—ideal for everyday living or entertaining. The split floorplan provides two private primary suites, each with its own en suite bathroom and walk-in closet, offering flexibility for a variety of living arrangements. A dedicated in-unit laundry room adds to the home’s everyday convenience, while the ground-floor setting allows for easy access. Ideally situated along SW Archer Road, this condo is minutes from UF, Shands Hospital, the VA, UF Vet School, Butler Plaza, shopping, dining, and major roadways. Close proximity to public transit and nearby bus routes makes commuting around Gainesville simple and efficient. Capstone Quarters is a well-established community that combines a peaceful residential feel with unbeatable proximity to Gainesville’s most sought-after destinations. Whether you’re seeking a primary residence or a strong investment opportunity near UF, this property checks all the boxes. Schedule your private showing today—properties in this location move quickly.

Key facts

• $300 HOA
• Community pool
• Built 1998

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo 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: $123k (12.0% 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 131 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Recommended offer $123,112 (12.0% 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 131 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.10% ✓
• 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 condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $139,900 Active 131 DOM
2. 2026-06-18
   days on market $139,900 Active 128 DOM
3. 2026-06-17
   days on market $139,900 Active 127 DOM
4. 2026-06-16
   days on market $139,900 Active 126 DOM
5. 2026-06-15
   days on market $139,900 Active 125 DOM
6. 2026-06-14
   days on market $139,900 Active 123 DOM
7. 2026-06-13
   days on market $139,900 Active 122 DOM
8. 2026-06-10
   days on market $139,900 Active 120 DOM
9. 2026-06-09
   days on market $139,900 Active 119 DOM
10. 2026-06-08
    days on market $139,900 Active 118 DOM
11. 2026-06-07
    days on market $139,900 Active 117 DOM
12. 2026-06-05
    days on market $139,900 Active 114 DOM
13. 2026-06-03
    days on market $139,900 Active 113 DOM
14. 2026-06-02
    days on market $139,900 Active 112 DOM
15. 2026-06-01
    days on market $139,900 Active 111 DOM
16. 2026-05-31
    days on market $139,900 Active 110 DOM
17. 2026-05-30
    days on market $139,900 Active 109 DOM
18. 2026-02-10
    listed $139,900 Active 1385-char remark

    Show marketing remark (1385 chars)

    Investor Alert! The location you want with the convenience you need. This well-maintained, ground-floor 2-bedroom, 2-bath condo in Capstone Quarters offers comfortable, low-maintenance living directly across from the University of Florida. Designed with an open floorplan, the home features a spacious great room that flows seamlessly into the kitchen and dining areas—ideal for everyday living or entertaining. The split floorplan provides two private primary suites, each with its own en suite bathroom and walk-in closet, offering flexibility for a variety of living arrangements. A dedicated in-unit laundry room adds to the home’s everyday convenience, while the ground-floor setting allows for easy access. Ideally situated along SW Archer Road, this condo is minutes from UF, Shands Hospital, the VA, UF Vet School, Butler Plaza, shopping, dining, and major roadways. Close proximity to public transit and nearby bus routes makes commuting around Gainesville simple and efficient. Capstone Quarters is a well-established community that combines a peaceful residential feel with unbeatable proximity to Gainesville’s most sought-after destinations. Whether you’re seeking a primary residence or a strong investment opportunity near UF, this property checks all the boxes. Schedule your private showing today—properties in this location move quickly.

19. 2025-08-29
    historical $1,250
20. 2025-08-05
    historical
21. 2025-07-03
    listed $1,250
22. 2025-04-08
    historical $1,250
23. 2025-03-14
    listed $1,250
24. 2025-02-18
    historical $1,250
25. 2024-12-16
    price $150,000
26. 2024-11-29
    listed $1,250
27. 2024-11-19
    historical $1,350
28. 2024-11-14
    listed $1,350
29. 2024-11-08
    historical $1,350
30. 2024-10-30
    listed $1,350
31. 2024-09-26
    price $159,000
32. 2024-08-05
    listed $169,000 Active

ⓘ 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 well-maintained, ground-floor 2-bedroom, 2-bath condo in Capstone Quarters offers comfortable, low-maintenance living directly across from the University of Florida. The home requires some cosmetic updates to its interior and exterior to maximize its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — Visible wear on countertops.
• Minor Kitchen cabinets — Visible wear on cabinets.
• Minor Bathroom walls — Visible wear on bathroom walls.
• Minor Bathroom fixtures — Visible wear on bathroom fixtures.
• Minor Carpeted floors — Visible wear on carpeted floors.
• Minor Interior walls — Visible wear on interior walls.
• Minor Landscaping — Landscaping could benefit from some updates.

Value-add opportunities

• Both Paint interior walls and ceilings — Fresh paint can improve the home's appearance and value.
• Both Replace kitchen countertops — New countertops can enhance the kitchen's functionality and aesthetic appeal.
• Both Replace kitchen cabinets — New cabinets can improve the kitchen's functionality and aesthetic appeal.
• Both Replace bathroom walls and fixtures — New walls and fixtures can improve the bathroom's functionality and aesthetic appeal.
• Both Replace carpeted floors — New flooring can improve the home's functionality and aesthetic appeal.
• Both Landscaping maintenance — Well-maintained landscaping can improve the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Visible wear on countertops.	Minor	$500–3,000
Kitchen cabinets · Visible wear on cabinets.	Minor	$500–3,000
Bathroom walls · Visible wear on bathroom walls.	Minor	$500–3,000
Bathroom fixtures · Visible wear on bathroom fixtures.	Minor	$500–3,000
Carpeted floors · Visible wear on carpeted floors.	Minor	$500–3,000
Interior walls · Visible wear on interior walls.	Minor	$500–3,000
Landscaping · Landscaping could benefit from some updates.	Minor	$500–3,000
Total estimated repair cost · 7 items		$3,500–21,000

Value-add ROI direction

• Both Paint interior walls and ceilings — Fresh paint can improve the home's appearance and value. ↑
• Both Replace kitchen countertops — New countertops can enhance the kitchen's functionality and aesthetic appeal. ↑
• Both Replace kitchen cabinets — New cabinets can improve the kitchen's functionality and aesthetic appeal. ↑
• Both Replace bathroom walls and fixtures — New walls and fixtures can improve the bathroom's functionality and aesthetic appeal. ↑
• Both Replace carpeted floors — New flooring can improve the home's functionality and aesthetic appeal. ↑
• Both Landscaping maintenance — Well-maintained landscaping can improve the home's curb appeal and value. ↑

ⓘ 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

-17.2% since first listed

15 events — show timeline

• 2026-02-10 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Rental Removed $1,250 BUILDIUM
• 2025-08-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Listed for Rent $1,250 BUILDIUM
• 2025-04-08 Rental Removed $1,250 STELLARMLS
• 2025-03-14 Listed for Rent $1,250 STELLARMLS
• 2025-02-18 Rental Removed $1,250 STELLARMLS
• 2024-12-16 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-29 Listed for Rent $1,250 STELLARMLS
• 2024-11-19 Rental Removed $1,350 STELLARMLS
• 2024-11-14 Listed for Rent $1,350 STELLARMLS
• 2024-11-08 Rental Removed $1,350 STELLARMLS
• 2024-10-30 Listed for Rent $1,350 STELLARMLS
• 2024-09-26 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-05 Listed $169,000 Stellar MLS as Distributed by MLS Grid