3921 SW 34th St #208 · Gainesville, FL 32608

$189,000

4 bd · 4.0 ba · 1,312 sqft · Condo · 64 Days on market

Built 1995 $382/mo HOA · 16% of rent

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Why this score? — see what drove the C- 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 +18.7/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect for investors or parents of University of Florida students! This completely remodeled 4-bedroom, 4-bathroom condo in University Terrace offers the ultimate student living setup. Designed for maximum privacy and rental income, the layout features a spacious common kitchen, great room, dining area, and private balcony. Brand new LVP flooring throughout the whole unit. : Every bedroom features a generous closet and its own private, attached bathroom. High-speed fiber optic internet is included directly in the HOA dues. Short walking distance to direct RTS bus routes to UF. Minutes from the University of Florida campus, Shands Hospital, the VA, Butler Plaza shopping, and local dining.

Key facts

• Common kitchen
• Balcony
• Laminate wood floor

Tags

• COMMON KITCHEN
• GREAT ROOM
• DINING ROOM
• BALCONY
• LAMINATE WOOD FLOOR
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Partially furnished; Unit located in University Terrace development; Floor number: 2
• Financial info: Total annual fees $4,584; No lease restrictions indicated; Taxes listed (amount withheld from output per instructions)
• HOA & community: Monthly HOA fee of $382 (includes internet and structure maintenance); Association: Bosshardt CPM; HOA required; Community pool; Community sidewalks; Pets allowed

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer connected; Water available
• Home design: Condominium; Residential property; Two levels (unit on 2nd floor); Faces west; Entry on second floor
• Construction: Shingle roof; Other foundation type; Building identified as #200; Year built not provided
• Exterior features: Sidewalk; Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Gas/electric range not specified
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen and family room combined; Walk-in closets; Other interior features
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% 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.
• Market conditions: Rents rising (+2.9%/yr); 604 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $2,373/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 4709% 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 $1k of loan paydown is wiped out by about $6k 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 64 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $135k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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: 1.26% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-18,738
• Equity at exit: $28,181

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-996
• Equity at exit: $16,341

Cash invested: $52,920 (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 32608

• Rents YoY: 2.9%
• Active inventory: 604
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,373 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$382
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $187

Break-even live

Break-even rent $2,137

Max offer price $189,000

Occupancy floor 87%

Sensitivity live

Price	-10% $317	-5% $252	+0% $187	+5% $121	+10% $56
Rent	-10% $-1	-5% $93	+0% $187	+5% $280	+10% $374
Rate	-1.0pp $282	-0.5pp $235	base $187	+0.5pp $138	+1.0pp $88

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 SW 34th St Gainesville, FL	1.0–3.0	1.0–3.0	1033	$2,090	$2.02	14d	28	0.45mi
4781 SW 36th Rd Gainesville, FL	1.0–3.0	1.0–2.0	1137	$3,020	$2.66	14d	61	1.36mi

HOA detail condo

• Monthly dues: $382 · $4,584/yr
• Likely covers: internet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $189,000 Active 64 DOM
2. 2026-06-18
   days on market $189,000 Active 61 DOM
3. 2026-06-17
   days on market $189,000 Active 60 DOM
4. 2026-06-16
   days on market $189,000 Active 59 DOM
5. 2026-06-15
   days on market $189,000 Active 58 DOM
6. 2026-06-14
   days on market $189,000 Active 56 DOM
7. 2026-06-13
   days on market $189,000 Active 55 DOM
8. 2026-06-10
   days on market $189,000 Active 53 DOM
9. 2026-06-09
   days on market $189,000 Active 52 DOM
10. 2026-06-08
    days on market $189,000 Active 51 DOM
11. 2026-06-07
    days on market $189,000 Active 50 DOM
12. 2026-06-05
    days on market $189,000 Active 47 DOM
13. 2026-06-03
    days on market $189,000 Active 46 DOM
14. 2026-06-02
    days on market $189,000 Active 45 DOM
15. 2026-06-01
    days on market $189,000 Active 44 DOM
16. 2026-05-31
    days on market $189,000 Active 43 DOM
17. 2026-05-30
    remarks 697-char remark
18. 2026-05-30
    listed $189,000 Active 42 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $28,476
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − HOA: −$4,584
• − Depreciation: −$5,498
• Taxable loss: −$529
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $2,365/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): 54,566
• Household income: $61,588
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 4709.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 16% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 4%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -150.91%
• Current HPI: 253.0629
• Rent YoY: ▲ 2.89%
• 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

+104.1% since first listed

19 events — show timeline

• 2026-05-30 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-03 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-12-31 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-26 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-11 Listed $137,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-01 Sold (MLS) $81,500 Stellar MLS as Distributed by MLS Grid
• 2014-06-09 Listed $89,500 Stellar MLS as Distributed by MLS Grid
• 2005-07-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2003-07-24 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2003-07-02 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2000-06-07 Listed $92,600 Stellar MLS as Distributed by MLS Grid