4323 NW 12th Ter · Gainesville, FL 32609

$254,900

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 55 Days on market

Built 1956 0.34 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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1956 concrete block home located in the desirable Magnolia Heights area, just 7 miles from the University of FL. Offering 1,252 sq ft of living space, this well-maintained single-family residence features 4 bedrooms and 2 full bathrooms, providing flexibility for families, guests or a home office setup. Situated on a spacious .34 acre-lot, the property boasts a generous backyard with plenty of room to garden, entertain or relax. A backyard garden shed adds convenient extra storage for tools and outdoor equipment. Enjoy Florida's living from the covered front porch or unwind on the rear patio overlooking the expansive yard. The durable concrete block construction offers lasting value, while included washer, dryer and kitchen appliances make this home move-in ready. With its prime location near shopping, dining, and the university, this Magnolia Heights gem combines comfort, space and convenience.

Key facts

• 0.34 acre lot
• 2 parking spots
• Built 1956

Property features AI

Finance

• Other: Furnished; Universal property ID available
• Financial info: Homestead exemption indicated; No lease restrictions indicated
• HOA & community: No association indicated; Development: Magnolia Heights

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Faces northwest
• Construction: Concrete construction; Shingle roof; Slab foundation; Building area listed (per public records)
• Exterior features: Paved road access; Lot about 0.34 acres (1/4 to less than 1/2 acre)

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; 3 total rooms
• Laundry & utility: Laundry room with washer hookup; Washer; Dryer

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 $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (26.5% below list).
• Recommended offer: $187k (26.5% 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.
• Zoned schools: Stephen Foster Elementary School (math 46% / reading 52%, grade D, #1,134 of 2,144 statewide, top 54%, 458 students, 65% 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).
• Market conditions: Rents rising fast (+4.0%/yr); 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $1,873/mo this rent would consume 45% of the median local household income ($49k/yr) (locally 1037% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 55 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y 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 $190k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,255 (26.5% 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 55 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
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 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: 0.73% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.31×
• Total profit: $-49,111
• Equity at exit: $38,006

10-year hold

• IRR: -10.5%
• Equity multiple: 0.34×
• Total profit: $-47,212
• Equity at exit: $22,039

Cash invested: $71,372 (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 32609

• Home prices YoY: -23.5%
• Rents YoY: 4.0%
• Active inventory: 111
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-153

Break-even live

Break-even rent $2,066

Max offer price $227,899

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-81	+0% $-153	+5% $-225	+10% $-297
Rent	-10% $-301	-5% $-227	+0% $-153	+5% $-79	+10% $-5
Rate	-1.0pp $-24	-0.5pp $-88	base $-153	+0.5pp $-219	+1.0pp $-286

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 NW 55th Blvd Gainesville, FL	2.0	1.0	928	$1,465	$1.58	23d	1	1.40mi

Listing history 45 events

1. 2026-06-21
   days on market $254,900 Active 55 DOM
2. 2026-06-18
   days on market $254,900 Active 52 DOM
3. 2026-06-17
   days on market $254,900 Active 51 DOM
4. 2026-06-16
   days on market $254,900 Active 50 DOM
5. 2026-06-15
   days on market $254,900 Active 49 DOM
6. 2026-06-14
   days on market $254,900 Active 47 DOM
7. 2026-06-13
   days on market $254,900 Active 46 DOM
8. 2026-06-10
   days on market $254,900 Active 44 DOM
9. 2026-06-09
   days on market $254,900 Active 43 DOM
10. 2026-06-08
    days on market $254,900 Active 42 DOM
11. 2026-06-07
    days on market $254,900 Active 41 DOM
12. 2026-06-05
    days on market $254,900 Active 38 DOM
13. 2026-06-03
    days on market $254,900 Active 37 DOM
14. 2026-06-02
    days on market $254,900 Active 36 DOM
15. 2026-06-01
    days on market $254,900 Active 35 DOM
16. 2026-05-31
    days on market $254,900 Active 34 DOM
17. 2026-05-30
    days on market $254,900 Active 33 DOM
18. 2026-04-27
    listed $260,000 Active 1217-char remark
19. 2026-04-23
    historical 918-char remark

    Show marketing remark (918 chars)

    Charming 1956 concrete block home located in the desirable Magnolia Heights area, just 7 miles from the University of FL. Offering 1,252 sq ft of living space, this well-maintained single-family residence features 4 bedrooms and 2 full bathrooms, providing flexibility for families, guests or a home office setup. Situated on a spacious .34 acre-lot, the property boasts a generous backyard with plenty of room to garden, entertain or relax. A backyard garden shed adds convenient extra storage for tools and outdoor equipment. Enjoy Florida's living from the covered front porch or unwind on the rear patio overlooking the expansive yard. The durable concrete block construction offers lasting value, while included washer, dryer and kitchen appliances make this home move-in ready. With its prime location near shopping, dining, and the university, this Magnolia Heights gem combines comfort, space and convenience.

20. 2026-03-09
    price $255,000 918-char remark

    Show marketing remark (918 chars)

    Charming 1956 concrete block home located in the desirable Magnolia Heights area, just 7 miles from the University of FL. Offering 1,252 sq ft of living space, this well-maintained single-family residence features 4 bedrooms and 2 full bathrooms, providing flexibility for families, guests or a home office setup. Situated on a spacious .34 acre-lot, the property boasts a generous backyard with plenty of room to garden, entertain or relax. A backyard garden shed adds convenient extra storage for tools and outdoor equipment. Enjoy Florida's living from the covered front porch or unwind on the rear patio overlooking the expansive yard. The durable concrete block construction offers lasting value, while included washer, dryer and kitchen appliances make this home move-in ready. With its prime location near shopping, dining, and the university, this Magnolia Heights gem combines comfort, space and convenience.

21. 2026-02-22
    listed $265,000 Active 918-char remark

    Show marketing remark (918 chars)

    Charming 1956 concrete block home located in the desirable Magnolia Heights area, just 7 miles from the University of FL. Offering 1,252 sq ft of living space, this well-maintained single-family residence features 4 bedrooms and 2 full bathrooms, providing flexibility for families, guests or a home office setup. Situated on a spacious .34 acre-lot, the property boasts a generous backyard with plenty of room to garden, entertain or relax. A backyard garden shed adds convenient extra storage for tools and outdoor equipment. Enjoy Florida's living from the covered front porch or unwind on the rear patio overlooking the expansive yard. The durable concrete block construction offers lasting value, while included washer, dryer and kitchen appliances make this home move-in ready. With its prime location near shopping, dining, and the university, this Magnolia Heights gem combines comfort, space and convenience.

22. 2025-07-27
    status Active

    Show marketing remark (621 chars)

    You'll fall in love with this immaculate & well-maintained concrete & block home situated in charming Magnolia Heights. Conveniently located approx. 7 miles from the University of Florida and central to all of Gainesville's amenities. Beautiful 4 BR / 2 BA home sits on .34 acre offering lots of room for entertaining and gardening. With a fully fenced rear yard, you can rest easy knowing the little ones, or Fido, can romp and play safely. Enjoy your favorite beverage on the front porch or rear patio. Washer, dryer, garden shed & kitchen appliances convey. Central Heat/Air new 2021. Survey on file.

23. 2025-07-17
    status Pending

    Show marketing remark (621 chars)

    You'll fall in love with this immaculate & well-maintained concrete & block home situated in charming Magnolia Heights. Conveniently located approx. 7 miles from the University of Florida and central to all of Gainesville's amenities. Beautiful 4 BR / 2 BA home sits on .34 acre offering lots of room for entertaining and gardening. With a fully fenced rear yard, you can rest easy knowing the little ones, or Fido, can romp and play safely. Enjoy your favorite beverage on the front porch or rear patio. Washer, dryer, garden shed & kitchen appliances convey. Central Heat/Air new 2021. Survey on file.

24. 2025-07-17
    historical

    Show marketing remark (621 chars)

    You'll fall in love with this immaculate & well-maintained concrete & block home situated in charming Magnolia Heights. Conveniently located approx. 7 miles from the University of Florida and central to all of Gainesville's amenities. Beautiful 4 BR / 2 BA home sits on .34 acre offering lots of room for entertaining and gardening. With a fully fenced rear yard, you can rest easy knowing the little ones, or Fido, can romp and play safely. Enjoy your favorite beverage on the front porch or rear patio. Washer, dryer, garden shed & kitchen appliances convey. Central Heat/Air new 2021. Survey on file.

25. 2025-05-18
    status Active

    Show marketing remark (621 chars)

    You'll fall in love with this immaculate & well-maintained concrete & block home situated in charming Magnolia Heights. Conveniently located approx. 7 miles from the University of Florida and central to all of Gainesville's amenities. Beautiful 4 BR / 2 BA home sits on .34 acre offering lots of room for entertaining and gardening. With a fully fenced rear yard, you can rest easy knowing the little ones, or Fido, can romp and play safely. Enjoy your favorite beverage on the front porch or rear patio. Washer, dryer, garden shed & kitchen appliances convey. Central Heat/Air new 2021. Survey on file.

26. 2025-05-11
    status Pending

    Show marketing remark (621 chars)

    You'll fall in love with this immaculate & well-maintained concrete & block home situated in charming Magnolia Heights. Conveniently located approx. 7 miles from the University of Florida and central to all of Gainesville's amenities. Beautiful 4 BR / 2 BA home sits on .34 acre offering lots of room for entertaining and gardening. With a fully fenced rear yard, you can rest easy knowing the little ones, or Fido, can romp and play safely. Enjoy your favorite beverage on the front porch or rear patio. Washer, dryer, garden shed & kitchen appliances convey. Central Heat/Air new 2021. Survey on file.

27. 2025-02-21
    listed $265,000 Active

    Show marketing remark (621 chars)

    You'll fall in love with this immaculate & well-maintained concrete & block home situated in charming Magnolia Heights. Conveniently located approx. 7 miles from the University of Florida and central to all of Gainesville's amenities. Beautiful 4 BR / 2 BA home sits on .34 acre offering lots of room for entertaining and gardening. With a fully fenced rear yard, you can rest easy knowing the little ones, or Fido, can romp and play safely. Enjoy your favorite beverage on the front porch or rear patio. Washer, dryer, garden shed & kitchen appliances convey. Central Heat/Air new 2021. Survey on file.

28. 2024-12-31
    historical
29. 2024-10-25
    price $245,000
30. 2024-09-13
    price $250,000
31. 2024-08-01
    status Active
32. 2024-07-31
    historical
33. 2024-06-29
    price $255,000
34. 2024-04-12
    price $260,000
35. 2024-03-30
    status Active
36. 2024-03-26
    historical
37. 2024-02-28
    price $270,000
38. 2023-12-05
    price $275,999
39. 2023-09-27
    listed $289,900 Active
40. 2021-10-25
    soldstatus $190,000 Closed
41. 2021-06-11
    soldstatus $190,000
42. 2021-04-01
    historical
43. 2021-03-27
    listed $199,900
44. 2017-01-31
    soldstatus $83,900
45. 2016-12-12
    listed $85,000

ⓘ 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: $2,271 · $189/mo
• Projected year-2 tax: $2,271 · $189/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 ≥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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,471
• − Mortgage interest: −$14,278
• − Property taxes: −$2,271
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$7,415
• Taxable loss: −$6,364
• Est. tax savings @ 24.0%: +$1,527
• After-tax cash flow: $-307/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): 19,752
• Household income: $49,406
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1037.0

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 0.60)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -93.25%
• Current HPI: 304.1951
• Rent YoY: ▲ 4.04%
• 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

+199.9% since first listed

29 events — show timeline

• 2026-05-27 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listing Removed — realMLS
• 2026-03-09 Price Changed $255,000 realMLS
• 2026-02-22 Listed $265,000 realMLS
• 2025-07-27 Relisted — realMLS
• 2025-07-17 Pending — realMLS
• 2025-07-17 Listing Removed — realMLS
• 2025-05-18 Relisted — realMLS
• 2025-05-11 Pending — realMLS
• 2025-02-21 Listed $265,000 realMLS
• 2024-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-25 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-13 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-29 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-12 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-03-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-28 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-05 Price Changed $275,999 Stellar MLS as Distributed by MLS Grid
• 2023-09-27 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2021-10-25 Sold (MLS) $190,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-11 Sold (Public Records) $190,000 Public Records
• 2021-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-03-27 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-31 Sold (MLS) $83,900 Stellar MLS as Distributed by MLS Grid
• 2016-12-12 Listed $85,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.2%/yr

Latest (2025): $2,271 · +4.5% YoY. Source: county tax records.