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    949 SW 13Th St Gainesville, FL 32601

    View on Map
    Sponsored
    For Sale
    $3,300,000

    Duplex - GAINESVILLE, FL

    Type:Duplex
    Property size:
    4,166 SF
    Lot size:
    0.62 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 14 at 1:06 am

    Property Features for 949 SW 13Th St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Duplex
    Standard status
    Active
    Zoning
    U-9
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Bedrooms
    10
    APN
    15518-000-000
    Interior features
    Ceiling Fans(s)
    Exterior features
    Garden
    Fireplace
    1
    Size
    4,166 SF
    Lot size
    0.62 Acres

    Utilities

    Heating system
    Central, Fireplace(s)
    Cooling system
    Central Air

    Building Details

    Year built
    1938
    Number of units
    2
    Building materials
    Brick
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Eric Leightman
    Eric Leightman

    University Realty LLC (352) 281-3551

    Listing agent Eric Leightman (352) 327-9500 License #3056069

    Listing date Mar 13, 2026

    MLS# GC538383 Listing URL

    Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Gainesville Duplex on Prime Corner

    Located at the intersection of SW 13th Street and Archer Road in Gainesville, Florida, this property features two houses on a 0.62-acre lot. The properties, situated at 949 SW 13th Street and 1254 SW 9th Road, are zoned U-9, allowing for residential, multi-family, and commercial use. The site boasts over 138 feet of road frontage on SW 13th Street. The location is across the street from UF and Shands, and one block from Sorority Row. Frontage on SW 13th Street and SW 9th Road totals over 20,000 combined AADT. The property is located in an Opportunity Zone with high-density zoning. The house at 949 SW 13th has 4 bedrooms and 2 bathrooms, and measures 2,097 square feet on 0.39 acres. It features real wood floors, an upgraded kitchen with quartz counters, stainless appliances, and newer cabinets, a newer roof installed in 2021, re-piping completed in 2021, and newer paint. The house at 1254 SW 9th Rd has 6 bedrooms and 4 bathrooms, and measures 2,069 square feet on 0.23 acres. It includes real wood floors, a newer A/C unit, and a newer kitchen with stainless appliances and new cabinets. The combined property size is 4,166 square feet. The property is currently generating $12,000 per month in income through a triple net lease in place through July 31, 2026. There is potential for future development.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Delta Sigma Phi ... Volunteer Organization

    Suggested Use

    Real Estate Agency Law Firm Spa & Massage Center Restaurant Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Gainesville
    County
    Alachua
    State
    Florida
    Longitude
    -82.338997
    Latitude
    29.642333

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    FAQs

    What type of property is this?
    Duplex - Two houses on a corner lot near UF and Shands.
    Where is this duplex located?
    The property is located at 949 SW 13Th St Gainesville, FL.
    What is the asking price?
    The asking price for this property is $3,300,000.
    What are key features of this property?
    This property features: - Prime location directly across from UF and Shands, and 1 block from Sorority Row.; - Zoned U-9 for residential, multi-family, and commercial use, offering diverse development potential.; - Two houses included: a 4 bed/2 bath and a 6 bed/4 bath, both with upgraded kitchens and real wood floors.
    (352) 219-2879
    Request Owner's contact information
    949 SW 13Th St Gainesville, FL 32601
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    Gainesville, FL 32601
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    949 SW 13Th St Gainesville, FL 32601
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    We can help!
    Listing Contact
    Eric Leightman
    Eric Leightman
    Real Estate License ID: 3056069
    (352) 219-2879 (352) 327-9500
    Learn more
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