PEARSON - Interior Unit Plan · Liberty Triangle, FL 34476

$219,990

3 bd · 2.5 ba · 1,458 sqft · Townhouse · 1076 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 +9.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• 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 1075 days

🏗️ New construction. The $219,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $229,536.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (18.3% below list).
• Recommended offer: $180k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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); 1321 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 33% 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 1076 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,796 (18.3% 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 1076 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $229,536
• List price: $219,990
• Delta: -4.16%
• 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
10086 SW 62nd Terrace Rd	0.68mi	3/2.0	1,487 (+2%)	0mo	$185,000	$124	63
11003 SW 69th Cir	0.37mi	3/2.0	1,645 (+13%)	1mo	$265,000	$161	59
9920 SW 63rd Ct	0.85mi	3/2.0	1,511 (+4%)	0mo	$200,000	$132	57
6046 SW 98 Loop	0.95mi	3/2.0	1,384 (-5%)	0mo	$195,000	$141	54
7722 SW 117th Street Rd	1.42mi	3/2.0	1,538 (+6%)	0mo	$230,000	$150	54
8125 SW 108 Loop	1.40mi	2/2.0 (-1)	1,546 (+6%)	0mo	$185,000	$120	48
10744 SW 62nd Ter	0.44mi	2/2.0 (-1)	1,144 (-22%)	0mo	$150,000	$131	47
7734 SW 114th Loop	1.28mi	3/2.0	1,654 (+13%)	0mo	$202,000	$122	40
5968 SW 103 Loop	0.97mi	3/2.0	1,713 (+18%)	0mo	$250,000	$146	38
9358 SW 60th Terrace Rd	1.43mi	3/2.0	1,813 (+24%)	1mo	$290,000	$160	38
7730 SW 114th Loop	1.29mi	2/2.0 (-1)	1,648 (+13%)	0mo	$210,000	$127	36
6173 SW 97th St	1.12mi	2/2.0 (-1)	1,810 (+24%)	0mo	$289,999	$160	33

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-53,002
• Equity at exit: $34,225

10-year hold

• IRR: -33.2%
• Equity multiple: -0.24×
• Total profit: $-80,010
• Equity at exit: $19,846

Cash invested: $64,270 (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: $229,990 ($158/sqft)
• Median days on market: 1075 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.2% 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: 1321
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,204
• Tax est. 1.5%: −$287 /mo · $3,443/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-166

Break-even live

Break-even rent $2,008

Max offer price $205,532

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-87	+0% $-166	+5% $-245	+10% $-325
Rent	-10% $-308	-5% $-237	+0% $-166	+5% $-95	+10% $-24
Rate	-1.0pp $-50	-0.5pp $-108	base $-166	+0.5pp $-225	+1.0pp $-286

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: $57,384
• Closing costs: $6,886
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10605 SW 68th Ter Ocala, FL	3.0	2.0	1490	$1,725	$1.16	10d	1	0.18mi
6429 SW 107th St Ocala, FL	2.0	2.0	1040	$1,400	$1.35	10d	1	0.26mi
10765 SW 63rd Ter Ocala, FL	3.0	2.0	1526	$1,650	$1.08	10d	1	0.36mi
6395 SW 109th St Ocala, FL	2.0	2.0	960	$1,200	$1.25	10d	1	0.37mi
6322 SW 106th Pl Ocala, FL	2.0	2.0	960	$1,300	$1.35	10d	1	0.37mi
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	162d	1	0.50mi
6345 SW 115th Street Rd Ocala, FL	2.0	2.0	1008	$1,400	$1.39	10d	1	0.53mi
6366 SW 115th Street Rd Ocala, FL	2.0	2.0	1144	$1,595	$1.39	51d	1	0.54mi
6366 SW 115th Street Rd Ocala, FL	2.0	2.0	1144	$1,595	$1.39	10d	1	0.54mi
6114 SW 104th St Ocala, FL	3.0	2.0	1582	$1,549	$0.98	46d	1	0.60mi
14293 SW 60th Ter Unit 2 Ocala, FL	3.0	2.0	996	$1,400	$1.41	0d	1	0.60mi
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	162d	1	0.60mi
14173 SW 60th Ter Unit 1 Ocala, FL	2.0	2.0	1133	$1,600	$1.41	10d	1	0.60mi
10312 SW 61st Terrace Rd Ocala, FL	2.0	2.0	1008	$1,650	$1.64	162d	1	0.67mi
9189 SW 71st Ct Ocala, FL	4.0	2.5	1571	$1,850	$1.18	10d	1	0.76mi
9193 SW 71st Ct Ocala, FL	3.0	2.5	1486	$1,890	$1.27	51d	1	0.76mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	162d	1	0.76mi
11302 SW 62nd Cir Ocala, FL	3.0	2.0	1526	$2,095	$1.37	162d	1	0.79mi
10571 SW 74th Ter Ocala, FL	3.0	2.0	1485	$1,750	$1.18	51d	1	0.83mi
13664 SW 61st Cir Unit 2 Ocala, FL	3.0	2.0	1187	$1,490	$1.26	10d	1	0.87mi
13656 SW 61st Cir Ocala, FL	2.0	2.0	984	$1,275	$1.30	10d	1	0.87mi
10024 SW 73rd Ter Ocala, FL	3.0	3.0	1756	$1,795	$1.02	44d	1	0.92mi
10324 SW 74th Ter Ocala, FL	3.0	2.0	1587	$1,695	$1.07	21d	1	0.93mi
10324 SW 74th Ter Ocala, FL	3.0	2.0	1587	$1,695	$1.07	10d	1	0.93mi
7119 SW 115th Loop Ocala, FL	2.0	2.0	1287	$1,700	$1.32	31d	1	0.94mi
9853 SW 59th Cir Ocala, FL	2.0	1.0	935	$1,500	$1.60	154d	1	0.96mi
11602 SW 70th Ct Ocala, FL	2.0	2.0	1079	$1,550	$1.44	10d	1	0.97mi
6367 SW 117th Street Rd Ocala, FL	3.0	2.0	1602	$2,650	$1.65	162d	1	0.97mi
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	154d	1	1.00mi
5809 SW 115th Street Rd Ocala, FL	3.0	2.0	1764	$1,995	$1.13	7d	1	1.02mi
3175 SW 108th St Ocala, FL	3.0	2.0	1372	$1,399	$1.02	7d	1	1.13mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	162d	1	1.28mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	154d	1	1.28mi
11281 SW 78th Ct Ocala, FL	3.0	2.0	1478	$1,899	$1.28	2d	1	1.34mi
11281 SW 78th Ct Ocala, FL	3.0	2.0	1478	$1,899	$1.28	10d	1	1.34mi
10417 SW 52nd Ct Ocala, FL	3.0	2.0	1577	$1,995	$1.27	154d	1	1.44mi
10417 SW 52nd Ct Ocala, FL	3.0	2.0	1577	$1,850	$1.17	51d	1	1.44mi
11289 SW 79th Ter Ocala, FL	2.0	2.0	1032	$1,375	$1.33	10d	1	1.44mi
9883 SW 55th Avenue Rd Ocala, FL	4.0	2.0	1767	$1,845	$1.04	51d	1	1.45mi

Listing history 50 events

1. 2026-11-08
   days on market $219,990 Active 1076 DOM
2. 2026-11-07
   days on market $219,990 Active 1075 DOM
3. 2026-11-06
   days on market $219,990 Active 1074 DOM
4. 2026-11-05
   days on market $219,990 Active 1073 DOM
5. 2026-11-04
   days on market $219,990 Active 1072 DOM
6. 2026-11-02
   days on market $219,990 Active 1070 DOM
7. 2026-11-01
   days on market $219,990 Active 1069 DOM
8. 2026-10-31
   days on market $219,990 Active 1068 DOM
9. 2026-10-30
   days on market $219,990 Active 1067 DOM
10. 2026-10-29
    pricedays on market $219,990 Active 1066 DOM
11. 2026-10-28
    days on market $229,990 Active 1065 DOM
12. 2026-10-27
    days on market $229,990 Active 1064 DOM
13. 2026-10-26
    days on market $229,990 Active 1063 DOM
14. 2026-10-25
    days on market $229,990 Active 1062 DOM
15. 2026-10-24
    days on market $229,990 Active 1061 DOM
16. 2026-10-23
    days on market $229,990 Active 1060 DOM
17. 2026-10-22
    days on market $229,990 Active 1059 DOM
18. 2026-10-21
    days on market $229,990 Active 1058 DOM
19. 2026-10-20
    days on market $229,990 Active 1057 DOM
20. 2026-10-19
    days on market $229,990 Active 1056 DOM
21. 2026-10-19
    days on market $229,990 Active 1055 DOM
22. 2026-10-17
    days on market $229,990 Active 1054 DOM
23. 2026-10-16
    days on market $229,990 Active 1053 DOM
24. 2026-10-15
    days on market $229,990 Active 1052 DOM
25. 2026-10-14
    days on market $229,990 Active 1051 DOM
26. 2026-10-13
    days on market $229,990 Active 1050 DOM
27. 2026-10-12
    days on market $229,990 Active 1049 DOM
28. 2026-10-11
    days on market $229,990 Active 1048 DOM
29. 2026-10-10
    days on market $229,990 Active 1047 DOM
30. 2026-10-09
    days on market $229,990 Active 1046 DOM
31. 2026-10-08
    days on market $229,990 Active 1045 DOM
32. 2026-10-07
    days on market $229,990 Active 1044 DOM
33. 2026-10-07
    days on market $229,990 Active 1043 DOM
34. 2026-10-05
    days on market $229,990 Active 1042 DOM
35. 2026-10-04
    days on market $229,990 Active 1041 DOM
36. 2026-10-03
    days on market $229,990 Active 1040 DOM
37. 2026-10-02
    days on market $229,990 Active 1039 DOM
38. 2026-10-01
    days on market $229,990 Active 1038 DOM
39. 2026-09-30
    days on market $229,990 Active 1037 DOM
40. 2026-09-27
    days on market $229,990 Active 1034 DOM
41. 2026-09-26
    days on market $229,990 Active 1033 DOM
42. 2026-09-25
    days on market $229,990 Active 1032 DOM
43. 2026-09-24
    days on market $229,990 Active 1031 DOM
44. 2026-09-24
    days on market $229,990 Active 1030 DOM
45. 2026-09-21
    days on market $229,990 Active 1028 DOM
46. 2026-09-20
    days on market $229,990 Active 1027 DOM
47. 2026-09-18
    days on market $229,990 Active 1025 DOM
48. 2026-09-17
    days on market $229,990 Active 1024 DOM
49. 2026-09-16
    days on market $229,990 Active 1023 DOM
50. 2026-09-15
    days on market $229,990 Active 1022 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: $21,576
• − Mortgage interest: −$12,858
• − Property taxes: −$3,443
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$6,677
• Taxable loss: −$6,002
• Est. tax savings @ 24.0%: +$1,441
• After-tax cash flow: $-550/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%
• 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