6519 W Newberry Rd #204 · Gainesville, FL 32605

$103,800

2 bd · 1.0 ba · 1,164 sqft · Condo public records · 50 Days on market

Built 1972 $402/mo HOA · 23% of rent

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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 +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptionally smart 2 bedroom/ 1 bath ground floor unit condo with an unmatchable location to The Oaks Mall, shopping and I-75! Durable laminate wood flooring in living room area and nice sized laundry closet allow for ample storage space. Enjoy the outdoors from the large screen enclosed porch This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down. 5+ Units.

Key facts

• Clubhouse
• In-unit laundry
• Pool

Tags

• EASY ACCESS TO I-75
• SHORT WALK TO THE OAKS MALL
• MINUTES FROM RESTAURANTS
• IN-UNIT LAUNDRY
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Unit is on the first floor (Unit 204); Living area reported as 1,164 square feet
• Financial info: Total annual association fees approximately $4,824; No lease restrictions indicated; Unfurnished
• HOA & community: The Oaks Condominium association; Monthly condo fee of $402 (includes common area taxes, pool, insurance, structure maintenance, grounds maintenance, management, private road, sewer, trash, water); Association amenities: clubhouse, fitness center, laundry, pool, community mailbox, sidewalks, deed restrictions; Pets allowed (maximum ~40 lb)

Exterior

• Parking: Open parking
• Security: Lobby key required
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Underground utilities; Water connected; Sewer connected
• Home design: Residential condominium; One level; Faces north
• Construction: Block, frame, and wood siding construction; Shingle roof; Slab foundation; Built as part of a multi-story building (3 stories total)
• Exterior features: Lighting; Playground; Sidewalk; Sliding doors; In-ground pool

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $101k (3.0% 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: Myra Terwilliger Elementary School (math 28% / reading 32%, grade F, #1,882 of 2,144 statewide, top 88%, 586 students, 79% FRL); F. W. Buchholz High School (math 49% / reading 66%, grade C, #125 of 667 statewide, top 19%, 2,540 students, 36% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 260 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 $718 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 + 4.4% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $28k; list at $104k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $100,686 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
9. 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.
10. 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: 1.72% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 4.9

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,291
• Equity at exit: $15,477

10-year hold

• IRR: 14.4%
• Equity multiple: 2.28×
• Total profit: $37,077
• Equity at exit: $8,975

Cash invested: $29,064 (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: 260
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$544
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$43
• HOA: −$402
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $271

Break-even live

Break-even rent $1,439

Max offer price $103,800

Occupancy floor 80%

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: $25,950
• Closing costs: $3,114
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $402 · $4,824/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $103,800 Active 50 DOM
2. 2026-06-17
   days on market $103,800 Active 49 DOM
3. 2026-06-16
   days on market $103,800 Active 48 DOM
4. 2026-06-15
   days on market $103,800 Active 47 DOM
5. 2026-06-14
   days on market $103,800 Active 45 DOM
6. 2026-06-13
   days on market $103,800 Active 44 DOM
7. 2026-06-10
   days on market $103,800 Active 42 DOM
8. 2026-06-09
   days on market $103,800 Active 41 DOM
9. 2026-06-08
   days on market $103,800 Active 40 DOM
10. 2026-06-07
    days on market $103,800 Active 39 DOM
11. 2026-06-05
    days on market $103,800 Active 36 DOM
12. 2026-06-03
    days on market $103,800 Active 35 DOM
13. 2026-06-02
    days on market $103,800 Active 34 DOM
14. 2026-06-01
    days on market $103,800 Active 33 DOM
15. 2026-05-31
    days on market $103,800 Active 32 DOM
16. 2026-05-30
    days on market $103,800 Active 31 DOM
17. 2026-04-29
    listed $103,800 Active 785-char remark
18. 2024-12-27
    historical
19. 2024-11-25
    price $110,000
20. 2024-10-30
    price $114,500
21. 2024-10-11
    listed $119,000 Active
22. 2013-05-29
    soldstatus $28,500
23. 2013-04-19
    soldstatus $24,000

    Show marketing remark (394 chars)

    Exceptionally smart 2 bedroom/ 1 bath ground floor unit condo with an unmatchable location to The Oaks Mall, shopping and I-75! Durable laminate wood flooring in living room area and nice sized laundry closet allow for ample storage space. Enjoy the outdoors from the large screen enclosed porch This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down. 5+ Units.

24. 2012-10-09
    listed $27,500

    Show marketing remark (394 chars)

    Exceptionally smart 2 bedroom/ 1 bath ground floor unit condo with an unmatchable location to The Oaks Mall, shopping and I-75! Durable laminate wood flooring in living room area and nice sized laundry closet allow for ample storage space. Enjoy the outdoors from the large screen enclosed porch This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down. 5+ Units.

25. 2005-12-30
    soldstatus $95,900
26. 2005-12-10
    listed $95,900

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,381
• − Mortgage interest: −$5,814
• − Property taxes: −$1,763
• − Insurance: −$519
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − HOA: −$4,824
• − Depreciation: −$3,020
• Taxable income: $2,020
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,768/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

+8.2% since first listed

10 events — show timeline

• 2026-04-29 Listed $103,800 Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-30 Price Changed $114,500 Stellar MLS as Distributed by MLS Grid
• 2024-10-11 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2013-05-29 Sold (Public Records) $28,500 Public Records
• 2013-04-19 Sold (MLS) $24,000 Stellar MLS as Distributed by MLS Grid
• 2012-10-09 Listed $27,500 Stellar MLS as Distributed by MLS Grid
• 2005-12-30 Sold (MLS) $95,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-10 Listed $95,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $1,763 · +6.9% YoY. Source: county tax records.