6108 Pecan Crse · Silver Springs Shores, FL 34472

$235,000

3 bd · 2.0 ba · 1,112 sqft · SingleFamily public records · 13 Days on market

Built 1999 10,019 sqft lot Est $191k · 23% 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 +8.3/30.0
• Appreciation +8.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great open floor plan with view of the fenced backyard. Overlooking the Florida Greenway, so no neighbors behind you, just beautiful preserved land. Wood burning Fireplace with built-in bookshelves, cathedral ceiling wood laminate in bedrooms and tile in living area. Open kitchen and a lovely lanai off the master bedroom. Awesome custom built fort in the backyard and LARGE fire pit. Newer stainless-steel appliances. Roof and AC replaced in 2022. New water heater in 2022 also. Over sized 1 car garage 16X23. Hope to have more pictures soon.

Key facts

• Farmhouse sink
• Tile flooring
• Breakfast bar

Tags

• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH
• BREAKFAST BAR
• FARMHOUSE SINK
• ABUNDANT COUNTER SPACE

Property features AI

Finance

• Other: Homestead exempt; Zoned R1
• Financial info: No lease restrictions
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Septic tank; Other utilities
• Home design: Single family residence; One story; Faces east
• Construction: Block construction; Shingle roof; Other foundation
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Other heating
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (28.8% below list).
• Recommended offer: $167k (28.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, schools 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: Rents flat; 674 active listings in the ZIP; 19 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 31% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $90k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,393 (28.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $191,264
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Pecan Course Trce	0.08mi	3/2.0	1,231 (+11%)	22mo	$185,000	$150	60
11 Hemlock Terrace Trak	0.35mi	3/2.0	1,186 (+7%)	20mo	$224,825	$190	56
66 Hemlock Ter	0.25mi	3/2.0	1,215 (+9%)	22mo	$225,000	$185	55
8 Pecan Course Loop	0.26mi	3/2.0	1,221 (+10%)	20mo	$210,000	$172	55
9 Hemlock Terrace Pass	0.65mi	3/2.0	1,153 (+4%)	13mo	$243,000	$211	53
6915 SE 54th Ln	0.75mi	3/2.0	1,134 (+2%)	17mo	$170,000	$150	47
81 Pecan Dr	0.72mi	2/2.0 (-1)	1,278 (+15%)	1mo	$215,000	$168	35

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

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.74×
• Total profit: $48,601
• Equity at exit: $146,730

10-year hold

• IRR: 11.3%
• Equity multiple: 3.21×
• Total profit: $145,454
• Equity at exit: $265,228

Cash invested: $65,800 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 674
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$206 /mo · $2,476/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-214

Break-even live

Break-even rent $1,945

Max offer price $197,155

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Redwood Trace Ln Ocala, FL	3.0	2.0	1337	$1,595	$1.19	21d	1	0.57mi
5614 Pecan Rd Ocala, FL	3.0	2.0	1337	$1,595	$1.19	21d	1	0.79mi
19 Pecan Pass Ter Ocala, FL	3.0	2.0	1368	$1,750	$1.28	21d	1	0.96mi
9 Dogwood Trail Dr Ocala, FL	3.0	2.0	1110	$1,595	$1.44	21d	1	0.98mi
45 Redwood Run Ocala, FL	3.0	2.0	1435	$1,695	$1.18	21d	1	1.06mi
98 Dogwood Drive Cir Ocala, FL	3.0	2.0	1337	$1,695	$1.27	21d	1	1.09mi
7044 Hemlock Crse Ocala, FL	3.0	2.0	1270	$1,897	$1.49	13d	1	1.11mi
36 Pecan Run Crse Ocala, FL	3.0	2.0	1188	$1,850	$1.56	13d	1	1.25mi
96 Redwood Rd Ocala, FL	3.0	2.0	1188	$1,650	$1.39	13d	1	1.29mi
9 Banyan Course Run Ocala, FL	3.0	2.0	1345	$1,599	$1.19	21d	1	1.33mi
21 Dogwood Drive Pass Ocala, FL	3.0	2.0	1390	$1,595	$1.15	21d	1	1.34mi
106 Redwood Track Crse Ocala, FL	3.0	2.0	1412	$1,675	$1.19	13d	1	1.38mi
6 Cedar Dr Ocala, FL	3.0	2.0	1477	$1,675	$1.13	21d	1	1.40mi
7215 Midway Ter Ocala, FL	2.0	2.0	975	$1,175	$1.21	21d	1	1.40mi
5370 SE 30th Pl Unit Greenfields C Ocala, FL	2.0	2.0	1000	$1,150	$1.15	21d	1	1.41mi
62 Teak Loop Ocala, FL	3.0	1.0	1018	$1,450	$1.42	13d	1	1.43mi
3030 SE 53rd Ct Unit B Ocala, FL	2.0	2.0	854	$1,150	$1.35	21d	1	1.48mi
3030 SE 53rd Ct Unit A Ocala, FL	2.0	2.0	854	$1,200	$1.41	13d	1	1.48mi
5435 SE 28th Ln Ocala, FL	2.0	2.0	868	$1,150	$1.32	21d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $235,000 Active 13 DOM
2. 2026-06-17
   days on market $235,000 Active 12 DOM
3. 2026-06-16
   days on market $235,000 Active 11 DOM
4. 2026-06-15
   days on market $235,000 Active 10 DOM
5. 2026-06-14
   days on market $235,000 Active 8 DOM
6. 2026-06-13
   days on market $235,000 Active 7 DOM
7. 2026-06-10
   days on market $235,000 Active 5 DOM
8. 2026-06-09
   days on market $235,000 Active 4 DOM
9. 2026-06-08
   days on market $235,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $235,000 Active 2 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,476 · $206/mo
• Projected year-2 tax: $2,476 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 21 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: $20,087
• − Mortgage interest: −$13,164
• − Property taxes: −$2,476
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$6,836
• Taxable loss: −$6,778
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-944/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% Other Indo-European 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+88.0% since first listed

9 events — show timeline

• 2026-06-05 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-06-05 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-14 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-16 Price Changed $216,500 Stellar MLS as Distributed by MLS Grid
• 2023-02-14 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2018-06-07 Sold (Public Records) $118,500 Public Records
• 2018-06-04 Sold (MLS) $118,500 Stellar MLS as Distributed by MLS Grid
• 2018-04-06 Listed $125,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $2,476 · +11.1% YoY. Source: county tax records.