1935 NW 33rd Ave · Gainesville, FL 32605

$289,500

3 bd · 2.0 ba · 1,138 sqft · SingleFamily public records · 9 Days on market

Built 1950 0.31 ac lot

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to one of NW Gainesville’s most desirable locations. The property currently sits on a single double lot, but a lot split can be done prior to or at closing, ensuring each parcel stands independently with proper legal descriptions. This flexibility opens the door for creative use options, whether retaining both parcels or selling one for additional value. In the event a buyer is interested in purchasing this adjoining vacant lot as well, the seller will consider all reasonable offers. Adding even more appeal, a separate detached structure on site offers excellent potential for conversion into a mother in law suite, office, or workshop, expanding the property’s versatility and income potential. While the main residence may require repairs, it provides the perfect canvas for renovation, restoration, and transformation, making this hidden gem a rare opportunity to create something truly special in a prime Gainesville neighborhood. See lot split exhibit in pictures.

Key facts

• New flooring
• New fixtures
• 0.31 acre lot

Tags

• DETACHED STUDIO APARTMENT
• DIRECT ACCESS TO NW 39TH AVE
• NEW EXTERIOR INTERIOR PAINT
• NEW FLOORING
• NEW FIXTURES
• WOOD BURNING FIREPLACE

Property features AI

Finance

• Other: Property zoning: RSF3; Lot approximately 0.15 acres (0 to less than 1/4 acre)
• HOA & community: No association indicated; Development: Ridgeview

Exterior

• Utilities: Well water; Other sewer; Electricity connected
• Home design: Single-family residence; One story; Faces north; Residential property
• Construction: Shingle roof; Crawlspace foundation
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Range; Range hood
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (32.8% below list).
• Recommended offer: $195k (32.8% below list) — sets the bar for 1% rule.

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 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 $2k of loan paydown is wiped out by about $9k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $140k; list at $290k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,674 (32.8% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.67% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 12.4

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-54,688
• Equity at exit: $43,165

10-year hold

• IRR: -9.5%
• Equity multiple: 0.39×
• Total profit: $-49,843
• Equity at exit: $25,031

Cash invested: $81,060 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$1,518
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-164

Break-even live

Break-even rent $2,154

Max offer price $260,590

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-82	+0% $-164	+5% $-246	+10% $-328
Rent	-10% $-317	-5% $-241	+0% $-164	+5% $-87	+10% $-10
Rate	-1.0pp $-18	-0.5pp $-90	base $-164	+0.5pp $-239	+1.0pp $-315

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: $72,375
• Closing costs: $8,685
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   days on market $289,500 Active 9 DOM
3. 2026-06-18
   days on market $289,500 Active 6 DOM
4. 2026-06-17
   days on market $289,500 Active 5 DOM
5. 2026-06-16
   days on market $289,500 Active 4 DOM
6. 2026-06-15
   days on market $289,500 Active 3 DOM
7. 2026-06-13
   remarks 663-char remark
8. 2026-06-13
   listed $289,500 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: $753 · $63/mo
• Projected year-2 tax: $2,403 · $200/mo
• Expected delta: +$1,649/yr (+$137/mo · 218.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,361
• − Mortgage interest: −$16,217
• − Property taxes: −$753
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$8,422
• Taxable loss: −$7,216
• Est. tax savings @ 24.0%: +$1,732
• After-tax cash flow: $-232/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

+75.5% since first listed

6 events — show timeline

• 2026-06-12 Listed $289,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Sold (Public Records) $140,000 Public Records
• 2025-11-14 Sold (MLS) $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Listed $165,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-5.3%/yr

Latest (2025): $753 · +2.8% YoY. Source: county tax records.