4333 SW 69th Ter · Gainesville, FL 32608

$115,000

2 bd · 3.0 ba · 1,120 sqft · Townhouse public records · 7 Days on market

Built 1983 6,098 sqft lot $7/mo HOA

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALL LA FOR DISC. 5+ Units.

Key facts

• Oversized yard
• Indoor laundry room
• 2024 hvac

Tags

• CORNER LOT
• OVERSIZED YARD
• 2024 HVAC
• INDOOR LAUNDRY ROOM
• DRIVEWAY PARKING
• SCREENED-IN BACK PATIO

Property features AI

Finance

• Other: Property type: Residential townhouse; Zoning: R-2; Total living area approximately 1,120 sq ft; Lot size approximately 0.14 acres
• Financial info: No lease restrictions indicated
• HOA & community: Has HOA; fees required — $90 annually ($7.50 monthly); association name to be determined; Pets allowed; Community: Green Leaf

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Residential townhouse; Fixer condition; Two stories; Faces west; Corner lot
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation; Built as part of building number 4333
• Exterior features: Porch (screened); Exterior storage

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

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: Kimball Wiles Elementary School (math 67% / reading 64%, grade B+, #500 of 2,144 statewide, top 24%, 862 students, 48% FRL); Kanapaha Middle School (math 54% / reading 54%, grade B-, #196 of 571 statewide, top 36%, 1,094 students, 53% FRL); F. W. Buchholz High School (math 49% / reading 66%, grade C, #125 of 667 statewide, top 19%, 2,540 students, 36% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 605 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $99k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.66%
• DSCR: 1.92
• GRM: 5.3

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $16,549
• Equity at exit: $17,147

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $59,384
• 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 32608

• Rents YoY: 2.9%
• Active inventory: 605
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$229 /mo · $2,751/yr
• Insurance: −$48
• HOA: −$7
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $554

Break-even live

Break-even rent $1,123

Max offer price $115,000

Occupancy floor 65%

Sensitivity live

Price	-10% $619	-5% $587	+0% $554	+5% $522	+10% $489
Rent	-10% $410	-5% $482	+0% $554	+5% $626	+10% $698
Rate	-1.0pp $612	-0.5pp $584	base $554	+0.5pp $524	+1.0pp $494

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5333 SW 75th St Gainesville, FL	2.0–3.0	2.0–2.5	1349	$1,769	$1.31	22d	1	0.76mi
6001 SW 75th Ter Gainesville, FL	1.0–3.0	1.0–2.0	1119	$1,797	$1.61	15d	17	1.03mi
4781 SW 36th Rd Gainesville, FL	1.0–3.0	1.0–2.0	1137	$2,340	$2.06	15d	61	1.35mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 6 events

1. 2026-06-21
   days on market $115,000 Active 7 DOM
2. 2026-06-18
   days on market $115,000 Active 4 DOM
3. 2026-06-17
   days on market $115,000 Active 3 DOM
4. 2026-06-16
   days on market $115,000 Active 2 DOM
5. 2026-06-15
   remarks 667-char remark
6. 2026-06-15
   listed $115,000 Active 1 DOM

ⓘ 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: $2,751 · $229/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 21 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: $21,897
• − Mortgage interest: −$6,442
• − Property taxes: −$2,751
• − Insurance: −$575
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − HOA: −$84
• − Depreciation: −$3,345
• Taxable income: $5,196
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $5,404/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): 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

+148.9% since first listed

8 events — show timeline

• 2026-06-14 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-09 Sold (Public Records) $99,000 Public Records
• 2000-05-18 Sold (Public Records) $48,500 Public Records
• 1997-12-02 Sold (Public Records) $47,000 Public Records
• 1997-11-21 Sold (MLS) $47,000 Stellar MLS as Distributed by MLS Grid
• 1997-11-03 Listed $47,000 Stellar MLS as Distributed by MLS Grid
• 1984-12-01 Sold (Public Records) $49,000 Public Records
• 1983-04-01 Sold (Public Records) $46,200 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,751 · +6.1% YoY. Source: county tax records.