2859 SE 140th Pl · Belleview, FL 34491

$264,999

3 bd · 2.0 ba · 1,386 sqft · Land · 117 Days on market

Built 2026 10,454 sqft lot $191/sqft · 17% above area Est $227k · 17% over

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Why this score? — see what drove the F 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 +7.3/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. Secure this exceptional new construction before it’s finished. This thoughtfully designed 3-bedroom, 2-bath concrete block residence offers refined living with 1,349 square feet of beautifully crafted interior space and 1,766 total square feet under roof. Step inside to an open, light-filled layout highlighted by vaulted ceilings and a spacious great room designed for effortless entertaining. The kitchen serves as the heart of the home, featuring expansive counter space, a functional pantry, and a seamless flow into the dining and living areas—creating an inviting atmosphere ideal for gatherings or everyday comfort. The private primary suite is a true retreat, complete with a walk-in closet and well-appointed bath. A split-bedroom design enhances privacy, while the indoor laundry room and 2-car garage provide everyday convenience with elevated functionality. Constructed with durable concrete block and energy-efficient features, this residence blends lasting quality with modern style. Attractive landscaping and curb appeal complete the exterior presentation, offering a polished, move-in-ready aesthetic. A rare opportunity to own brand-new construction with timeless finishes and thoughtful design—available just in time for summer.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $265k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (29.4% below list).
• Recommended offer: $187k (29.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#458 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• 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.
• Market conditions: 705 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $8k 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 117 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $265k implies a 1667% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,163 (29.4% 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 117 days. Have you received any prior offers? Is the seller open to a 29% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.71%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $226,723
• List price: $264,999
• Delta: 16.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-65,381
• Equity at exit: $39,512

10-year hold

• IRR: -22.8%
• Equity multiple: -0.16×
• Total profit: $-85,748
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

ZIP-level market 34491

• Home prices YoY: -35.0%
• Active inventory: 705
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-353

Break-even live

Break-even rent $2,318

Max offer price $213,954

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3384 SE 138th St Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	21d	1	0.58mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,595	$1.50	21d	1	0.89mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,525	$1.43	13d	1	0.89mi
3820 SE 136th Pl Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	21d	1	1.02mi
3934 SE 142nd St Summerfield, FL	3.0	2.0	1000	$1,499	$1.50	13d	1	1.05mi

Listing history 20 events

1. 2026-06-18
   days on market $264,999 Active 117 DOM
2. 2026-06-17
   days on market $264,999 Active 116 DOM
3. 2026-06-16
   days on market $264,999 Active 115 DOM
4. 2026-06-15
   days on market $264,999 Active 114 DOM
5. 2026-06-14
   days on market $264,999 Active 112 DOM
6. 2026-06-13
   days on market $264,999 Active 111 DOM
7. 2026-06-10
   days on market $264,999 Active 109 DOM
8. 2026-06-09
   days on market $264,999 Active 108 DOM
9. 2026-06-08
   days on market $264,999 Active 107 DOM
10. 2026-06-07
    days on market $264,999 Active 106 DOM
11. 2026-06-03
    days on market $264,999 Active 102 DOM
12. 2026-06-02
    days on market $264,999 Active 101 DOM
13. 2026-06-01
    days on market $264,999 Active 100 DOM
14. 2026-05-31
    days on market $264,999 Active 99 DOM
15. 2026-05-30
    days on market $264,999 Active 98 DOM
16. 2026-05-09
    price $265,000 1286-char remark

    Show marketing remark (1286 chars)

    Under Construction. Secure this exceptional new construction before it’s finished. This thoughtfully designed 3-bedroom, 2-bath concrete block residence offers refined living with 1,349 square feet of beautifully crafted interior space and 1,766 total square feet under roof. Step inside to an open, light-filled layout highlighted by vaulted ceilings and a spacious great room designed for effortless entertaining. The kitchen serves as the heart of the home, featuring expansive counter space, a functional pantry, and a seamless flow into the dining and living areas—creating an inviting atmosphere ideal for gatherings or everyday comfort. The private primary suite is a true retreat, complete with a walk-in closet and well-appointed bath. A split-bedroom design enhances privacy, while the indoor laundry room and 2-car garage provide everyday convenience with elevated functionality. Constructed with durable concrete block and energy-efficient features, this residence blends lasting quality with modern style. Attractive landscaping and curb appeal complete the exterior presentation, offering a polished, move-in-ready aesthetic. A rare opportunity to own brand-new construction with timeless finishes and thoughtful design—available just in time for summer.

17. 2026-04-21
    price $279,995 1286-char remark

    Show marketing remark (1286 chars)

    Under Construction. Secure this exceptional new construction before it’s finished. This thoughtfully designed 3-bedroom, 2-bath concrete block residence offers refined living with 1,349 square feet of beautifully crafted interior space and 1,766 total square feet under roof. Step inside to an open, light-filled layout highlighted by vaulted ceilings and a spacious great room designed for effortless entertaining. The kitchen serves as the heart of the home, featuring expansive counter space, a functional pantry, and a seamless flow into the dining and living areas—creating an inviting atmosphere ideal for gatherings or everyday comfort. The private primary suite is a true retreat, complete with a walk-in closet and well-appointed bath. A split-bedroom design enhances privacy, while the indoor laundry room and 2-car garage provide everyday convenience with elevated functionality. Constructed with durable concrete block and energy-efficient features, this residence blends lasting quality with modern style. Attractive landscaping and curb appeal complete the exterior presentation, offering a polished, move-in-ready aesthetic. A rare opportunity to own brand-new construction with timeless finishes and thoughtful design—available just in time for summer.

18. 2026-04-21
    price $279,999 1286-char remark

    Show marketing remark (1286 chars)

    Under Construction. Secure this exceptional new construction before it’s finished. This thoughtfully designed 3-bedroom, 2-bath concrete block residence offers refined living with 1,349 square feet of beautifully crafted interior space and 1,766 total square feet under roof. Step inside to an open, light-filled layout highlighted by vaulted ceilings and a spacious great room designed for effortless entertaining. The kitchen serves as the heart of the home, featuring expansive counter space, a functional pantry, and a seamless flow into the dining and living areas—creating an inviting atmosphere ideal for gatherings or everyday comfort. The private primary suite is a true retreat, complete with a walk-in closet and well-appointed bath. A split-bedroom design enhances privacy, while the indoor laundry room and 2-car garage provide everyday convenience with elevated functionality. Constructed with durable concrete block and energy-efficient features, this residence blends lasting quality with modern style. Attractive landscaping and curb appeal complete the exterior presentation, offering a polished, move-in-ready aesthetic. A rare opportunity to own brand-new construction with timeless finishes and thoughtful design—available just in time for summer.

19. 2026-02-21
    listed $280,000 Active 1286-char remark

    Show marketing remark (1286 chars)

    Under Construction. Secure this exceptional new construction before it’s finished. This thoughtfully designed 3-bedroom, 2-bath concrete block residence offers refined living with 1,349 square feet of beautifully crafted interior space and 1,766 total square feet under roof. Step inside to an open, light-filled layout highlighted by vaulted ceilings and a spacious great room designed for effortless entertaining. The kitchen serves as the heart of the home, featuring expansive counter space, a functional pantry, and a seamless flow into the dining and living areas—creating an inviting atmosphere ideal for gatherings or everyday comfort. The private primary suite is a true retreat, complete with a walk-in closet and well-appointed bath. A split-bedroom design enhances privacy, while the indoor laundry room and 2-car garage provide everyday convenience with elevated functionality. Constructed with durable concrete block and energy-efficient features, this residence blends lasting quality with modern style. Attractive landscaping and curb appeal complete the exterior presentation, offering a polished, move-in-ready aesthetic. A rare opportunity to own brand-new construction with timeless finishes and thoughtful design—available just in time for summer.

20. 2004-09-22
    soldstatus $15,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,460
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$7,709
• Taxable loss: −$8,987
• Est. tax savings @ 24.0%: +$2,157
• After-tax cash flow: $-2,076/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.

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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 19,167
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 1%

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: ▼ -107.67%
• Current HPI: 200.0792
• Rent YoY: —
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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

+1666.7% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $279,995 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $279,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-22 Sold (Public Records) $15,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $295 · +41.4% YoY. Source: county tax records.