3468 NW 37th Ave · Gainesville, FL 32605

$177,500

2 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 198 Days on market

Built 1985 436 sqft lot $265/mo HOA · 16% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Las Pampas! This unique 2-bedroom, 2-bath end-unit townhouse offers vaulted ceilings, abundant natural light, and a loft-style primary suite that gives the home an open and airy feel. The functional floor plan features one bedroom and full bath downstairs, while the upstairs loft-style suite includes updated flooring, a remodeled bathroom with granite countertops and custom tile work, a walk-in closet, skylight, and open overlook to the living area below. The kitchen offers granite countertops, ample cabinet space, and an indoor laundry area with washer and dryer included. Tile flooring runs throughout the main living areas and downstairs bedroom. Enjoy your own private fenced courtyard perfect for outdoor entertaining, pets, or container gardening. Las Pampas amenities include a community pool, clubhouse, fenced dog park, guest parking, trash, and exterior maintenance including the roof. Conveniently located in NW Gainesville, minutes from the University of Florida, UF Health/Shands, Santa Fe College, the VA, downtown, shopping, and dining.

Key facts

• Community pool
• Natural light
• Open layout

Tags

• PRIVACY FENCED COURTYARD
• UPDATED KITCHEN
• NATURAL LIGHT
• OPEN LAYOUT
• UPDATED ENSUITE BATHROOM
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-26 ($-318/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (4.9% below list).
• Recommended offer: $156k (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: Glen Springs Elementary School (math 37% / reading 52%, grade F, #1,288 of 2,144 statewide, top 62%, 426 students, 47% FRL); Westwood Middle School (math 47% / reading 51%, grade C-, #265 of 571 statewide, top 48%, 847 students, 56% FRL); Gainesville High School (math 48% / reading 57%, grade C-, #154 of 667 statewide, top 24%, 1,873 students, 47% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 265 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 198 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; list at $178k implies a 89% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,200 (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 198 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. 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. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.41% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-27,914
• Equity at exit: $26,466

10-year hold

• IRR: -4.5%
• Equity multiple: 0.68×
• Total profit: $-15,785
• Equity at exit: $15,347

Cash invested: $49,700 (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 32605

• Home prices YoY: -34.2%
• Rents YoY: 4.4%
• Active inventory: 265
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$931
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$74
• HOA: −$265
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-26

Break-even live

Break-even rent $1,722

Max offer price $172,819

Occupancy floor 97%

Sensitivity live

Price	-10% $74	-5% $24	+0% $-26	+5% $-77	+10% $-127
Rent	-10% $-160	-5% $-93	+0% $-26	+5% $40	+10% $107
Rate	-1.0pp $63	-0.5pp $19	base $-26	+0.5pp $-72	+1.0pp $-119

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $265 · $3,180/yr
• Likely covers: trashexterior maint.pool

Listing history 26 events

1. 2026-06-21
   days on market $177,500 Active 198 DOM
2. 2026-06-18
   days on market $177,500 Active 195 DOM
3. 2026-06-17
   days on market $177,500 Active 194 DOM
4. 2026-06-16
   days on market $177,500 Active 193 DOM
5. 2026-06-15
   days on market $177,500 Active 192 DOM
6. 2026-06-14
   days on market $177,500 Active 190 DOM
7. 2026-06-13
   days on market $177,500 Active 189 DOM
8. 2026-06-10
   days on market $177,500 Active 187 DOM
9. 2026-06-09
   days on market $177,500 Active 186 DOM
10. 2026-06-08
    days on market $177,500 Active 185 DOM
11. 2026-06-07
    days on market $177,500 Active 184 DOM
12. 2026-06-05
    days on market $177,500 Active 181 DOM
13. 2026-06-03
    days on market $177,500 Active 180 DOM
14. 2026-06-02
    days on market $177,500 Active 179 DOM
15. 2026-06-01
    days on market $177,500 Active 178 DOM
16. 2026-05-31
    days on market $177,500 Active 177 DOM
17. 2026-05-30
    days on market $177,500 Active 176 DOM
18. 2026-05-20
    price $177,500 1068-char remark

    Show marketing remark (1068 chars)

    Welcome to Las Pampas! This unique 2-bedroom, 2-bath end-unit townhouse offers vaulted ceilings, abundant natural light, and a loft-style primary suite that gives the home an open and airy feel. The functional floor plan features one bedroom and full bath downstairs, while the upstairs loft-style suite includes updated flooring, a remodeled bathroom with granite countertops and custom tile work, a walk-in closet, skylight, and open overlook to the living area below. The kitchen offers granite countertops, ample cabinet space, and an indoor laundry area with washer and dryer included. Tile flooring runs throughout the main living areas and downstairs bedroom. Enjoy your own private fenced courtyard perfect for outdoor entertaining, pets, or container gardening. Las Pampas amenities include a community pool, clubhouse, fenced dog park, guest parking, trash, and exterior maintenance including the roof. Conveniently located in NW Gainesville, minutes from the University of Florida, UF Health/Shands, Santa Fe College, the VA, downtown, shopping, and dining.

19. 2026-03-26
    price $183,000 1068-char remark

    Show marketing remark (1068 chars)

    Welcome to Las Pampas! This unique 2-bedroom, 2-bath end-unit townhouse offers vaulted ceilings, abundant natural light, and a loft-style primary suite that gives the home an open and airy feel. The functional floor plan features one bedroom and full bath downstairs, while the upstairs loft-style suite includes updated flooring, a remodeled bathroom with granite countertops and custom tile work, a walk-in closet, skylight, and open overlook to the living area below. The kitchen offers granite countertops, ample cabinet space, and an indoor laundry area with washer and dryer included. Tile flooring runs throughout the main living areas and downstairs bedroom. Enjoy your own private fenced courtyard perfect for outdoor entertaining, pets, or container gardening. Las Pampas amenities include a community pool, clubhouse, fenced dog park, guest parking, trash, and exterior maintenance including the roof. Conveniently located in NW Gainesville, minutes from the University of Florida, UF Health/Shands, Santa Fe College, the VA, downtown, shopping, and dining.

20. 2026-01-30
    price $190,000 1068-char remark

    Show marketing remark (1068 chars)

    Welcome to Las Pampas! This unique 2-bedroom, 2-bath end-unit townhouse offers vaulted ceilings, abundant natural light, and a loft-style primary suite that gives the home an open and airy feel. The functional floor plan features one bedroom and full bath downstairs, while the upstairs loft-style suite includes updated flooring, a remodeled bathroom with granite countertops and custom tile work, a walk-in closet, skylight, and open overlook to the living area below. The kitchen offers granite countertops, ample cabinet space, and an indoor laundry area with washer and dryer included. Tile flooring runs throughout the main living areas and downstairs bedroom. Enjoy your own private fenced courtyard perfect for outdoor entertaining, pets, or container gardening. Las Pampas amenities include a community pool, clubhouse, fenced dog park, guest parking, trash, and exterior maintenance including the roof. Conveniently located in NW Gainesville, minutes from the University of Florida, UF Health/Shands, Santa Fe College, the VA, downtown, shopping, and dining.

21. 2025-12-05
    listed $195,000 Active 1068-char remark

    Show marketing remark (1068 chars)

    Welcome to Las Pampas! This unique 2-bedroom, 2-bath end-unit townhouse offers vaulted ceilings, abundant natural light, and a loft-style primary suite that gives the home an open and airy feel. The functional floor plan features one bedroom and full bath downstairs, while the upstairs loft-style suite includes updated flooring, a remodeled bathroom with granite countertops and custom tile work, a walk-in closet, skylight, and open overlook to the living area below. The kitchen offers granite countertops, ample cabinet space, and an indoor laundry area with washer and dryer included. Tile flooring runs throughout the main living areas and downstairs bedroom. Enjoy your own private fenced courtyard perfect for outdoor entertaining, pets, or container gardening. Las Pampas amenities include a community pool, clubhouse, fenced dog park, guest parking, trash, and exterior maintenance including the roof. Conveniently located in NW Gainesville, minutes from the University of Florida, UF Health/Shands, Santa Fe College, the VA, downtown, shopping, and dining.

22. 2019-03-01
    soldstatus $94,000 392-char remark

    Show marketing remark (392 chars)

    Very nice 2-bedroom/2-bath end unit in Las Pampas is ready for you to move-in today. One bedroom is located on the first floor. The second floor has a loft and second bedroom. The unit has a patio and laundry closet. Las Pampas is well maintained and has a community pool. HOA fees cover exterior maintenance. Great locatiion - close to shopping, restaurants, schools, and colleges. 5+ Units.

23. 2019-03-01
    soldstatus $94,000

    Show marketing remark (392 chars)

    Very nice 2-bedroom/2-bath end unit in Las Pampas is ready for you to move-in today. One bedroom is located on the first floor. The second floor has a loft and second bedroom. The unit has a patio and laundry closet. Las Pampas is well maintained and has a community pool. HOA fees cover exterior maintenance. Great locatiion - close to shopping, restaurants, schools, and colleges. 5+ Units.

24. 2019-01-22
    listed $99,950 392-char remark

    Show marketing remark (392 chars)

    Very nice 2-bedroom/2-bath end unit in Las Pampas is ready for you to move-in today. One bedroom is located on the first floor. The second floor has a loft and second bedroom. The unit has a patio and laundry closet. Las Pampas is well maintained and has a community pool. HOA fees cover exterior maintenance. Great locatiion - close to shopping, restaurants, schools, and colleges. 5+ Units.

25. 1988-11-01
    soldstatus $49,500
26. 1985-06-01
    soldstatus $45,900

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,473 · $123/mo
• Expected delta: +$387/yr (+$32/mo · 35.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $20,261
• − Mortgage interest: −$9,943
• − Property taxes: −$1,087
• − Insurance: −$888
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − HOA: −$3,180
• − Depreciation: −$5,164
• Taxable loss: −$3,241
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $460/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): 24,689
• Household income: $86,714
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 586.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 12% Black 12% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 5% Romanian 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 6% Chinese 2% Other Indo-European 2%

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: ▼ -142.48%
• Current HPI: 274.157
• Rent YoY: ▲ 4.41%
• 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

+286.7% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $177,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $183,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-01 Sold (Public Records) $94,000 Public Records
• 2019-03-01 Sold (MLS) $94,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-22 Listed $99,950 Stellar MLS as Distributed by MLS Grid
• 1988-11-01 Sold (Public Records) $49,500 Public Records
• 1985-06-01 Sold (Public Records) $45,900 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,087 · +5.1% YoY. Source: county tax records.