26424 SW 1st Ave · Newberry, FL 32669

$254,999

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 167 Days on market

Built 1975 10,019 sqft 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 +13.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovingly maintained block home in the heart of Newberry! This turn-key property comes worry-free with new HVAC, new 40 gallon water heater, and a metal roof that is only 8 years old. As you enter, you will immediately notice the over-sized and light filled living room. The open floor plan showcases the beautifully renovated kitchen complete with granite countertops and stainless steel appliances. French doors lead to a large fenced-in yard, perfect for entertaining. Primary bedroom has en-suite half bathroom. Located just blocks from Newberry schools and downtown Newberry. Inside the city limits and on city utilities. This home is perfect for first time home buyers as well as investors! Call today for a showing!

Key facts

• Metal roof
• New hvac
• New water heater

Tags

• NEW HVAC
• NEW WATER HEATER
• METAL ROOF
• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $24 ($283/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (9.7% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.0% in Newberry — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#524 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute 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: Newberry Elementary School (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 661 students, 44% FRL); Oak View Middle School (math 58% / reading 59%, grade B, #148 of 571 statewide, top 26%, 964 students, 49% FRL); Newberry High School (math 35% / reading 54%, grade F, #237 of 667 statewide, top 36%, 728 students, 50% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 420 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k 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 167 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $255k implies a 55% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-38,436
• Equity at exit: $38,021

10-year hold

• IRR: -5.4%
• Equity multiple: 0.64×
• Total profit: $-25,800
• Equity at exit: $22,048

Cash invested: $71,400 (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 32669

• Home prices YoY: -22.1%
• Rents YoY: 3.6%
• Active inventory: 420
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$352 /mo · $4,221/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $24

Break-even live

Break-even rent $2,272

Max offer price $254,999

Occupancy floor 94%

Sensitivity live

Price	-10% $168	-5% $96	+0% $24	+5% $-49	+10% $-121
Rent	-10% $-158	-5% $-67	+0% $24	+5% $115	+10% $205
Rate	-1.0pp $152	-0.5pp $88	base $24	+0.5pp $-43	+1.0pp $-110

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25107 SW 9th Ln Newberry, FL	3.0	2.0	1449	$2,095	$1.45	15d	1	0.88mi

Listing history 29 events

1. 2026-06-21
   days on market $254,999 Active 167 DOM
2. 2026-06-18
   days on market $254,999 Active 164 DOM
3. 2026-06-17
   days on market $254,999 Active 163 DOM
4. 2026-06-16
   days on market $254,999 Active 162 DOM
5. 2026-06-15
   days on market $254,999 Active 161 DOM
6. 2026-06-14
   days on market $254,999 Active 159 DOM
7. 2026-06-13
   days on market $254,999 Active 158 DOM
8. 2026-06-10
   days on market $254,999 Active 156 DOM
9. 2026-06-09
   days on market $254,999 Active 155 DOM
10. 2026-06-08
    days on market $254,999 Active 154 DOM
11. 2026-06-07
    days on market $254,999 Active 153 DOM
12. 2026-06-05
    days on market $254,999 Active 150 DOM
13. 2026-06-03
    days on market $254,999 Active 149 DOM
14. 2026-06-02
    days on market $254,999 Active 148 DOM
15. 2026-06-01
    days on market $254,999 Active 147 DOM
16. 2026-05-31
    days on market $254,999 Active 146 DOM
17. 2026-05-30
    days on market $254,999 Active 145 DOM
18. 2026-04-27
    price $254,999 723-char remark

    Show marketing remark (723 chars)

    Lovingly maintained block home in the heart of Newberry! This turn-key property comes worry-free with new HVAC, new 40 gallon water heater, and a metal roof that is only 8 years old. As you enter, you will immediately notice the over-sized and light filled living room. The open floor plan showcases the beautifully renovated kitchen complete with granite countertops and stainless steel appliances. French doors lead to a large fenced-in yard, perfect for entertaining. Primary bedroom has en-suite half bathroom. Located just blocks from Newberry schools and downtown Newberry. Inside the city limits and on city utilities. This home is perfect for first time home buyers as well as investors! Call today for a showing!

19. 2026-03-03
    price $260,000 723-char remark

    Show marketing remark (723 chars)

    Lovingly maintained block home in the heart of Newberry! This turn-key property comes worry-free with new HVAC, new 40 gallon water heater, and a metal roof that is only 8 years old. As you enter, you will immediately notice the over-sized and light filled living room. The open floor plan showcases the beautifully renovated kitchen complete with granite countertops and stainless steel appliances. French doors lead to a large fenced-in yard, perfect for entertaining. Primary bedroom has en-suite half bathroom. Located just blocks from Newberry schools and downtown Newberry. Inside the city limits and on city utilities. This home is perfect for first time home buyers as well as investors! Call today for a showing!

20. 2026-01-05
    listed $269,000 Active 723-char remark

    Show marketing remark (723 chars)

    Lovingly maintained block home in the heart of Newberry! This turn-key property comes worry-free with new HVAC, new 40 gallon water heater, and a metal roof that is only 8 years old. As you enter, you will immediately notice the over-sized and light filled living room. The open floor plan showcases the beautifully renovated kitchen complete with granite countertops and stainless steel appliances. French doors lead to a large fenced-in yard, perfect for entertaining. Primary bedroom has en-suite half bathroom. Located just blocks from Newberry schools and downtown Newberry. Inside the city limits and on city utilities. This home is perfect for first time home buyers as well as investors! Call today for a showing!

21. 2023-04-26
    price $1,700
22. 2020-03-23
    soldstatus $165,000
23. 2020-03-20
    soldstatus $165,000 739-char remark

    Show marketing remark (739 chars)

    Adorable, remodeled 3 bedroom home in the heart of the quaint city of Newberry. Small town life yet only 19 miles from Gainesville City Limits. House was bought and flipped in 2017 to include new, METAL roof, granite counters in the kitchen, open layout, new vanities in the bathrooms and new toilets. Large laundry room with plenty of storage space! Kept in immaculate condition. Fully fenced backyard with two year old wooden privacy fence and large wooden deck, perfect for grilling and entertaining. Neutral, gray paint tones inside and out. No more popcorn ceiling! Light and bright! Half bath is located inside of the master bedroom. Perfect starter home. This one will not last long! Call to make an appointment to see it today!

24. 2020-01-17
    listed $180,000 739-char remark

    Show marketing remark (739 chars)

    Adorable, remodeled 3 bedroom home in the heart of the quaint city of Newberry. Small town life yet only 19 miles from Gainesville City Limits. House was bought and flipped in 2017 to include new, METAL roof, granite counters in the kitchen, open layout, new vanities in the bathrooms and new toilets. Large laundry room with plenty of storage space! Kept in immaculate condition. Fully fenced backyard with two year old wooden privacy fence and large wooden deck, perfect for grilling and entertaining. Neutral, gray paint tones inside and out. No more popcorn ceiling! Light and bright! Half bath is located inside of the master bedroom. Perfect starter home. This one will not last long! Call to make an appointment to see it today!

25. 2006-04-14
    soldstatus $151,500
26. 2005-11-03
    soldstatus $95,000
27. 2000-07-08
    historical
28. 2000-01-08
    listed $64,500
29. 1989-02-01
    soldstatus $35,000

ⓘ 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: $4,221 · $352/mo
• Projected year-2 tax: $4,221 · $352/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,628
• − Mortgage interest: −$14,284
• − Property taxes: −$4,221
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$7,418
• Taxable loss: −$3,991
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $1,241/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 — Newberry

• Score: 68/100
• State rank: #524
• US rank: #9753

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B+ Housing A+ Health & safety D User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newberry, FL
• County: Alachua County · 218,005 people
• City population: 17,704
• Metro: Gainesville, FL
• Population (ZIP): 17,704
• Household income: $99,548
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 161.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 15% Two or more races 14% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -74.83%
• Current HPI: 263.4335
• Rent YoY: ▲ 3.57%
• 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

+628.6% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $254,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-26 Price Changed $1,700 RENT.
• 2020-03-23 Sold (Public Records) $165,000 Public Records
• 2020-03-20 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-17 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2006-04-14 Sold (Public Records) $151,500 Public Records
• 2005-11-03 Sold (Public Records) $95,000 Public Records
• 2000-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2000-01-08 Listed $64,500 Stellar MLS as Distributed by MLS Grid
• 1989-02-01 Sold (Public Records) $35,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $4,221 · +10.1% YoY. Source: county tax records.