PEARSON - Interior Unit Plan · Liberty Triangle, FL 34476

$229,990

3 bd · 2.5 ba · 1,458 sqft · Townhouse · 984 Days on market

Excellent condition ↓ 10% since listing

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Livability +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Pearson floorplan, an all concrete block constructed townhome featuring 3 beds, 2.5 baths at 1,458 sq. ft. available in The Towns at Laurel Commons, in Ocala, Florida. This two story townhome has an open-concept downstairs layout featuring the kitchen, a half bathroom, and spacious family room that overlooks the outdoor patio. Each townhome is equipped with quartz countertops and a stainless-steel appliance package that includes a microwave, dishwasher, and range. The second floor includes a spacious primary suite with an ensuite bathroom, two additional bedrooms, a second full bathroom, and a laundry room. Like all townhomes in The Towns at Laurel Commons, the Pearson is complete with a state-of-the-art smart home system that keeps you connected to your home at all times, whether you're 5-minutes or a plane ride away. Contact us today to find your new home in The Towns at Laurel Commons.

Key facts

• Garage
• Listed 983 days

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $231,150.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (18.0% below list).
• Recommended offer: $189k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Liberty Triangle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marion Oaks Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 939 students, 65% FRL); Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents soft (-2.6%/yr); 1071 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 984 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $188,693 (18.0% 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 984 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $231,150
• List price: $229,990
• Delta: -0.50%
• Verdict: FAIR
• Comps: 13 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6341 SW 104th Ln	0.41mi	3/2.0	1,456 (-0%)	0mo	$210,210	$144	78
9962 SW 59th Cir	0.83mi	3/2.0	1,487 (+2%)	0mo	$223,000	$150	60
10839 SW 78th Ct	1.17mi	3/2.0	1,404 (-4%)	0mo	$194,900	$139	57
10350 SW 62nd Terrace Rd	0.46mi	3/2.0	1,749 (+20%)	0mo	$165,000	$94	51
6541 SW 111th Loop	0.50mi	3/2.0	1,808 (+24%)	1mo	$260,000	$144	49
9177 SW 71st Ct	0.77mi	4/2.5 (+1)	1,571 (+8%)	0mo	$260,140	$166	47
7858 SW 112th Ln	1.34mi	2/2.0 (-1)	1,292 (-11%)	0mo	$215,000	$166	39
7618 SW 108th St	0.94mi	3/2.0	1,744 (+20%)	0mo	$309,900	$178	38
7465 SW 111th Ln	0.91mi	3/2.0	1,686 (+16%)	0mo	$290,000	$172	38
11538 SW 59th Ter	1.13mi	4/2.0 (+1)	1,710 (+17%)	0mo	$299,000	$175	33
6185 SW 97th St	1.11mi	2/2.0 (-1)	1,810 (+24%)	0mo	$294,990	$163	33
8152 SW 108th Loop	1.45mi	2/2.0 (-1)	1,119 (-23%)	1mo	$179,000	$160	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-49,756
• Equity at exit: $34,465

10-year hold

• IRR: -28.0%
• Equity multiple: -0.13×
• Total profit: $-73,337
• Equity at exit: $19,986

Cash invested: $64,722 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $239,990 ($165/sqft)
• Median days on market: 983 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34476

• Rents YoY: -2.6%
• Active inventory: 1071
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$1,212
• Tax est. 1.5%: −$289 /mo · $3,467/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-107

Break-even live

Break-even rent $2,022

Max offer price $215,703

Occupancy floor —

Sensitivity live

Price	-10% $53	-5% $-27	+0% $-107	+5% $-187	+10% $-266
Rent	-10% $-256	-5% $-181	+0% $-107	+5% $-32	+10% $42
Rate	-1.0pp $10	-0.5pp $-48	base $-107	+0.5pp $-167	+1.0pp $-228

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: $57,787
• Closing costs: $6,934
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	70d	1	0.50mi
6345 SW 115th Street Rd Ocala, FL	2.0	2.0	1008	$1,400	$1.39	70d	1	0.53mi
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	70d	1	0.60mi
10312 SW 61st Terrace Rd Ocala, FL	2.0	2.0	1008	$1,650	$1.64	70d	1	0.67mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	70d	1	0.76mi
11302 SW 62nd Cir Ocala, FL	3.0	2.0	1526	$2,095	$1.37	70d	1	0.79mi
9853 SW 59th Cir Ocala, FL	2.0	1.0	935	$1,500	$1.60	63d	1	0.96mi
6367 SW 117th Street Rd Ocala, FL	3.0	2.0	1602	$2,650	$1.65	70d	1	0.97mi
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	63d	1	1.00mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	70d	1	1.28mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	63d	1	1.28mi
10417 SW 52nd Ct Ocala, FL	3.0	2.0	1577	$1,995	$1.27	63d	1	1.44mi

Listing history 50 events

1. 2026-08-08
   days on market $229,990 Active 984 DOM
2. 2026-08-07
   days on market $229,990 Active 983 DOM
3. 2026-08-06
   days on market $229,990 Active 982 DOM
4. 2026-08-05
   days on market $229,990 Active 981 DOM
5. 2026-08-03
   days on market $229,990 Active 979 DOM
6. 2026-07-31
   days on market $229,990 Active 976 DOM
7. 2026-07-30
   days on market $229,990 Active 975 DOM
8. 2026-07-29
   remarks 699-char remark
9. 2026-07-29
   days on market $229,990 Active 974 DOM
10. 2026-07-27
    days on market $229,990 Active 972 DOM
11. 2026-07-25
    days on market $229,990 Active 970 DOM
12. 2026-07-23
    days on market $229,990 Active 968 DOM
13. 2026-07-22
    days on market $229,990 Active 967 DOM
14. 2026-07-21
    days on market $229,990 Active 966 DOM
15. 2026-07-18
    days on market $229,990 Active 963 DOM
16. 2026-07-16
    days on market $229,990 Active 961 DOM
17. 2026-07-16
    days on market $229,990 Active 960 DOM
18. 2026-07-14
    days on market $229,990 Active 959 DOM
19. 2026-07-13
    days on market $229,990 Active 958 DOM
20. 2026-07-12
    days on market $229,990 Active 957 DOM
21. 2026-07-11
    days on market $229,990 Active 956 DOM
22. 2026-07-10
    days on market $229,990 Active 955 DOM
23. 2026-07-10
    days on market $229,990 Active 954 DOM
24. 2026-07-08
    days on market $229,990 Active 953 DOM
25. 2026-07-07
    days on market $229,990 Active 952 DOM
26. 2026-07-06
    days on market $229,990 Active 951 DOM
27. 2026-07-05
    days on market $229,990 Active 950 DOM
28. 2026-07-04
    days on market $229,990 Active 949 DOM
29. 2026-07-03
    days on market $229,990 Active 948 DOM
30. 2026-07-02
    days on market $229,990 Active 947 DOM
31. 2026-07-01
    days on market $229,990 Active 946 DOM
32. 2026-06-30
    days on market $229,990 Active 945 DOM
33. 2026-06-29
    days on market $229,990 Active 944 DOM
34. 2026-06-28
    days on market $229,990 Active 943 DOM
35. 2026-06-28
    days on market $229,990 Active 942 DOM
36. 2026-06-27
    days on market $229,990 Active 941 DOM
37. 2026-06-25
    days on market $229,990 Active 939 DOM
38. 2026-06-23
    days on market $229,990 Active 937 DOM
39. 2026-06-22
    days on market $229,990 Active 936 DOM
40. 2026-06-18
    days on market $229,990 Active 933 DOM
41. 2026-06-17
    days on market $229,990 Active 932 DOM
42. 2026-06-16
    days on market $229,990 Active 931 DOM
43. 2026-06-15
    days on market $229,990 Active 930 DOM
44. 2026-06-14
    days on market $229,990 Active 928 DOM
45. 2026-06-13
    days on market $229,990 Active 927 DOM
46. 2026-06-10
    days on market $229,990 Active 925 DOM
47. 2026-06-09
    days on market $229,990 Active 924 DOM
48. 2026-06-08
    days on market $229,990 Active 923 DOM
49. 2026-06-07
    days on market $229,990 Active 922 DOM
50. 2026-06-03
    days on market $229,990 Active 918 DOM

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

Taxation est. · year 1

• Rental income: $22,643
• − Mortgage interest: −$12,948
• − Property taxes: −$3,467
• − Insurance: −$1,156
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$6,724
• Taxable loss: −$5,275
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $-15/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Marion Oaks Elementary School F FL #1,575/2,144 Nat'l #20,973/41,679 Middle Horizon Academy At Marion Oaks F FL #405/571 Nat'l #7,065/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

Schools (NCES district)

• District: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 of 73 in FL

Livability — Liberty Triangle

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Liberty Triangle, FL
• County: Marion County · 365,905 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 10% of renters

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Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% German/W. Germanic 1%

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Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-9.8% since first listed

8 events — show timeline

• 2025-09-30 Price Changed $229,990 Zillow
• 2025-06-12 Price Changed $234,990 Zillow
• 2025-02-19 Price Changed $239,990 Zillow
• 2024-06-05 Price Changed $247,990 Zillow
• 2024-05-15 Price Changed $246,990 Zillow
• 2024-01-31 Price Changed $256,990 Zillow
• 2023-12-05 Price Changed $255,990 Zillow
• 2023-11-28 Listed $254,990 Zillow