Gainesville Heavy Rehab With Downstairs ADU Setup

This Gainesville CBS home sits on a half-acre creekside lot with 5 bedrooms, 4 bathrooms, and roughly 3,000 sq. ft. split between a 4/3 main living area and a downstairs 1/1 ADU-style setup. This is a real heavy rehab with exterior deferred maintenance, old finishes, dated kitchens/baths, cleanup, and rear wood/deck deterioration, but the size, creek lot, and separate downstairs layout give it a stronger exit than a normal single-family rehab if the lower unit is finished correctly.

Repairs Needed

• Full trash-out and lot cleanup
• Roof evaluation/replacement likely
• Full kitchen and bath renovation
• Flooring, drywall, paint, trim, doors, fixtures, and windows
• HVAC, electrical, plumbing, and water heater inspection/upgrades
• Downstairs ADU finish-out and life-safety review
• Exterior paint/block repair, drainage, and rear wood/deck removal or rebuild

Comparable Sales

1. 1009 NW 36th Rd, Gainesville, FL 32609 | 5/3 | 2,841 SF | Closed Mar 20, 2026 | $375,000 | $132/SF | 0.25 mi – Closest large-bed layout comp. Useful because it is similar in size and bedroom count, but it is not strong enough to set the top of ARV by itself.
2. 1115 NW 35th Ave, Gainesville, FL 32609 | 4/4 | 3,136 SF | Closed May 27, 2026 | $484,000 | $154/SF | 0.31 mi – Best upper support by size and bath count. Superior because it has a pool, larger 0.87-acre lot, garage support, and better finished condition.
3. 1219 NW 35th Ave, Gainesville, FL 32609 | 5/3 | 2,013 SF | Closed Aug 8, 2025 | $340,000 | $169/SF | 0.39 mi – Renovated smaller 5-bedroom comp with newer roof, HVAC, kitchen, baths, flooring, and paint. Strong condition support, but materially smaller.
4. 1241 NW 35th Ave, Gainesville, FL 32609 | 4/2 | 1,716 SF | Closed Apr 2, 2026 | $298,000 | $174/SF | 0.44 mi – Smaller home with fewer baths, but useful neighborhood resale support for renovated inventory nearby.
5. 504 NW 37th Pl, Gainesville, FL 32609 | 3/2 | 1,767 SF | Closed Aug 25, 2025 | $270,000 | $153/SF | 0.13 mi – Closest lower support. Too small to drive the subject’s ARV, but it supports the immediate pocket.

ARV & Rental Analysis

• Estimated likely ARV: $399,000 to $425,000 +/-
• Estimated Rent: $3,200 to $3,800/month +/-