Real Estate Investing in Archer, Florida (32618)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 32618 (Archer, FL)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Archer, FL (32618)?
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Market Analysis: 32618 Archer
ZIP 32618 inside Alachua County looks affordable on the surface — median value of $319K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 32618 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 32618 sits on the difficult end of the FL spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
A sturdy renter share of 18% in 32618 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 32618 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Archer:
Property Strategy for 32618
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $179,433 | $1,430 | 5.7% | +7.4% | $89,716 |
| 3BR | $313,156 | $1,820 | 4.2% | +8.8% | $104,385 |
| 4BR | $482,820 | $1,890 | 2.8% | +8.9% | $120,705 |
Market Trends
Home Value History (with trend line)
📊 How Does 32618 Compare?
| Metric | 32618 | Archer | Gainesville, FL | Florida |
|---|---|---|---|---|
| Home Value | $319,075 | $319,075 | N/A | $374,697 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 7.4% |
| Avg Rent | $1,287 | $1,287 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 32618 (Archer, FL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $319,075 |
| Monthly Rent | $1,287 |
| Price-to-Rent | 20.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 32618
Population: 7,340
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 32618
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 19,749 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Archer, FL for real estate investors?
Our data puts Archer, FL at 3.0/5 for investability. Home prices of $319K and rents around $1,287/mo create a solid backdrop for investor activity.
How strong are rents in Archer, FL?
Expect rents around $1,287/mo per month in Archer, FL. With home values at $319K, the yield math works out to reasonable levels for rental investors.
How quickly do rentals get leased in Archer, FL?
Vacancy in Archer, FL is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,287/mo.
What strategy should investors use in Archer, FL?
Most investors in Archer, FL run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is Archer, FL good for landlords?
Rental owners in Archer, FL deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 32618 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 32618 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 32618 ranks in Gainesville, FL
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