Astor Plan · Ocala, FL 34482

$230,990

3 bd · 2.0 ba · 1,504 sqft · SingleFamily · 1103 Days on market

Excellent condition ↓ 14% 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 +12.2/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the ease of single-story living in this charming 3-bedroom, 2-bathroom home with an open concept and covered lanai. The thoughtfully designed layout connects the living, dining and kitchen areas creating an inviting atmosphere. Step outside to the covered lanai, extending your living space to the outdoors for relaxation or entertaining. The primary bedroom is located in the back of the home with an ensuite and walk-in closet for privacy. This home is complete with a smart home technology package, "Home is Connected". This home offers a perfect blend of simplicity and style, providing a comfortable haven. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• 2 garage spots
• Listed 1102 days

🏗️ New construction. The $230,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $328,702.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-69 ($-825/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $231k).
• Recommended offer: $203k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.2% in Ocala — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Fessenden Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 417 students, 79% FRL); Howard Middle School (math 47% / reading 50%, grade C-, #274 of 571 statewide, top 50%, 980 students, 60% 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 64% FRL track the district average.
• Market conditions: Rents rising fast (+11.1%/yr); 975 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• At $2,788/mo this rent would consume 51% of the median local household income ($66k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 1103 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,271 (12.0% 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 1103 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $328,702
• List price: $230,990
• Delta: -29.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4749 NW 39th Street Rd	0.34mi	2/2.0 (-1)	1,565 (+4%)	2mo	$215,990	$138	71
4754 NW 39th Street Rd	0.34mi	2/2.0 (-1)	1,565 (+4%)	2mo	$225,990	$144	71
4019 NW 44th Cir	0.62mi	3/2.0	1,504 (0%)	3mo	$249,990	$166	69
3947 NW 46th Ter	0.54mi	2/2.0 (-1)	1,454 (-3%)	2mo	$220,000	$151	62
5464 NW 46th Lane Rd	0.53mi	3/2.0	1,622 (+8%)	1mo	$249,900	$154	61
4082 NW 44th Cir	0.50mi	2/2.0 (-1)	1,614 (+7%)	1mo	$225,000	$139	58
5641 NW 37th Lane Rd	0.53mi	2/2.0 (-1)	1,392 (-7%)	3mo	$300,000	$216	56
4015 NW 44th Cir	0.62mi	2/2.0 (-1)	1,614 (+7%)	2mo	$250,000	$155	52
3434 NW 50th Ct	0.56mi	3/2.0	1,701 (+13%)	0mo	$237,500	$140	52
5255 NW 33rd Pl	0.59mi	2/2.0 (-1)	1,318 (-12%)	1mo	$204,000	$155	46
4532 NW 37th Street Rd	0.67mi	3/2.0	1,723 (+15%)	2mo	$324,872	$189	42
4474 NW 37th Street Rd	0.71mi	3/2.0	1,723 (+15%)	2mo	$311,435	$181	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.53×
• Total profit: $-42,867
• Equity at exit: $49,011

10-year hold

• IRR: 3.0%
• Equity multiple: 1.26×
• Total profit: $24,270
• Equity at exit: $28,420

Cash invested: $92,037 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 89 active · 47 under contract
• Months of supply: 16.2 mo (6%/mo absorbed)
• Median asking: $295,000 ($184/sqft)
• Median days on market: 99 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +18.8% above current asking $/sqft

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

ZIP-level market 34482

• Rents YoY: 11.1%
• Active inventory: 975
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,788 high
• Mortgage (P&I): −$1,724
• Tax est. 1.5%: −$411 /mo · $4,931/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-69

Break-even live

Break-even rent $2,875

Max offer price $318,748

Occupancy floor 97%

Sensitivity live

Price	-10% $158	-5% $45	+0% $-69	+5% $-182	+10% $-296
Rent	-10% $-289	-5% $-179	+0% $-69	+5% $41	+10% $151
Rate	-1.0pp $97	-0.5pp $15	base $-69	+0.5pp $-154	+1.0pp $-241

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: $82,176
• Closing costs: $9,861
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	154d	1	0.21mi
4932 NW 39th Loop Ocala, FL	4.0	2.0	2036	$2,700	$1.33	162d	1	0.23mi
5252 NW 46th Lane Rd Ocala, FL	4.0	2.0	2034	$2,800	$1.38	162d	1	0.28mi
5227 NW 46th Lane Rd Ocala, FL	4.0	2.0	2034	$3,000	$1.47	162d	1	0.29mi
4349 NW 55th Ct Ocala, FL	2.0	2.0	1813	$2,500	$1.38	10d	1	0.32mi
4361 NW 55th Ct Ocala, FL	4.0	3.0	2034	$4,700	$2.31	10d	1	0.33mi
4342 NW 55th Ct Ocala, FL	3.0	2.5	2172	$2,600	$1.20	154d	1	0.35mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	162d	1	0.36mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$1,995	$1.20	10d	1	0.37mi
4958 NW 35th Lane Rd Ocala, FL	4.0	2.0	1998	$3,000	$1.50	162d	1	0.37mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	162d	1	0.38mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	162d	1	0.38mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	162d	1	0.38mi
4976 NW 35th Lane Rd Ocala, FL	2.0	2.0	1956	$3,200	$1.64	10d	1	0.39mi
5237 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1552	$2,300	$1.48	6d	1	0.39mi
4730 NW 39th Street Rd Ocala, FL	2.0	2.0	1566	$2,200	$1.40	10d	1	0.40mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	162d	1	0.40mi
4712 NW 39th Street Rd Ocala, FL	3.0	2.0	1566	$4,500	$2.87	6d	1	0.42mi
5553 NW 40th Loop Ocala, FL	3.0	2.0	1505	$4,400	$2.92	10d	1	0.44mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	154d	1	0.44mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	154d	1	0.45mi
5608 NW 39th Ln Ocala, FL	3.0	2.0	1854	$5,000	$2.70	10d	1	0.45mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	162d	1	0.46mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,550	$1.63	10d	1	0.46mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	162d	1	0.46mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	162d	1	0.47mi
4111 NW 44th Cir Ocala, FL	3.0	2.0	1505	$2,300	$1.53	154d	1	0.47mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	154d	1	0.47mi
5450 NW 46th Lane Rd Ocala, FL	3.0	2.0	1406	$3,340	$2.38	51d	1	0.48mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	10d	1	0.49mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	162d	1	0.49mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,200	$1.42	51d	1	0.49mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	162d	1	0.49mi
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	162d	1	0.53mi
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,800	$1.86	51d	1	0.53mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	162d	1	0.55mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	154d	1	0.56mi
5329 NW 34th St Ocala, FL	2.0	2.0	1318	$2,800	$2.12	10d	1	0.60mi
5329 NW 34th St Ocala, FL	2.0	2.0	1318	$2,800	$2.12	22d	1	0.60mi
3339 NW 52nd Avenue Rd Ocala, FL	2.0	2.0	1318	$4,500	$3.41	10d	1	0.61mi

Listing history 50 events

1. 2026-11-08
   days on market $230,990 Active 1103 DOM
2. 2026-11-07
   days on market $230,990 Active 1102 DOM
3. 2026-11-06
   days on market $230,990 Active 1101 DOM
4. 2026-11-05
   days on market $230,990 Active 1100 DOM
5. 2026-11-04
   days on market $230,990 Active 1099 DOM
6. 2026-11-02
   days on market $230,990 Active 1097 DOM
7. 2026-11-01
   days on market $230,990 Active 1096 DOM
8. 2026-10-31
   days on market $230,990 Active 1095 DOM
9. 2026-10-30
   days on market $230,990 Active 1094 DOM
10. 2026-10-29
    pricedays on market $230,990 Active 1093 DOM
11. 2026-10-28
    days on market $240,990 Active 1092 DOM
12. 2026-10-27
    days on market $240,990 Active 1091 DOM
13. 2026-10-26
    days on market $240,990 Active 1090 DOM
14. 2026-10-25
    days on market $240,990 Active 1089 DOM
15. 2026-10-24
    days on market $240,990 Active 1088 DOM
16. 2026-10-23
    days on market $240,990 Active 1087 DOM
17. 2026-10-22
    days on market $240,990 Active 1086 DOM
18. 2026-10-21
    days on market $240,990 Active 1085 DOM
19. 2026-10-20
    days on market $240,990 Active 1084 DOM
20. 2026-10-19
    days on market $240,990 Active 1083 DOM
21. 2026-10-19
    days on market $240,990 Active 1082 DOM
22. 2026-10-17
    days on market $240,990 Active 1081 DOM
23. 2026-10-16
    days on market $240,990 Active 1080 DOM
24. 2026-10-15
    days on market $240,990 Active 1079 DOM
25. 2026-10-14
    days on market $240,990 Active 1078 DOM
26. 2026-10-13
    days on market $240,990 Active 1077 DOM
27. 2026-10-12
    days on market $240,990 Active 1076 DOM
28. 2026-10-11
    days on market $240,990 Active 1075 DOM
29. 2026-10-10
    days on market $240,990 Active 1074 DOM
30. 2026-10-09
    days on market $240,990 Active 1073 DOM
31. 2026-10-08
    days on market $240,990 Active 1072 DOM
32. 2026-10-07
    days on market $240,990 Active 1071 DOM
33. 2026-10-07
    days on market $240,990 Active 1070 DOM
34. 2026-10-05
    days on market $240,990 Active 1069 DOM
35. 2026-10-04
    days on market $240,990 Active 1068 DOM
36. 2026-10-03
    days on market $240,990 Active 1067 DOM
37. 2026-10-02
    days on market $240,990 Active 1066 DOM
38. 2026-10-01
    days on market $240,990 Active 1065 DOM
39. 2026-09-30
    days on market $240,990 Active 1064 DOM
40. 2026-09-27
    days on market $240,990 Active 1061 DOM
41. 2026-09-26
    days on market $240,990 Active 1060 DOM
42. 2026-09-25
    days on market $240,990 Active 1059 DOM
43. 2026-09-24
    days on market $240,990 Active 1058 DOM
44. 2026-09-24
    days on market $240,990 Active 1057 DOM
45. 2026-09-21
    days on market $240,990 Active 1055 DOM
46. 2026-09-20
    days on market $240,990 Active 1054 DOM
47. 2026-09-18
    days on market $240,990 Active 1052 DOM
48. 2026-09-17
    days on market $240,990 Active 1051 DOM
49. 2026-09-16
    days on market $240,990 Active 1050 DOM
50. 2026-09-15
    days on market $240,990 Active 1049 DOM

ⓘ 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 ≥107°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,460
• − Mortgage interest: −$18,412
• − Property taxes: −$4,931
• − Insurance: −$1,644
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$9,562
• Taxable loss: −$6,442
• Est. tax savings @ 24.0%: +$1,546
• After-tax cash flow: $721/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 · 12 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with modern amenities and a well-maintained exterior. It's move-in ready and would benefit from minor updates to enhance curb appeal and functionality.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Resale Replace window treatments — Freshens look ↑
• Both Install smart home devices — Improves functionality and marketability ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Fessenden Elementary School F FL #1,609/2,144 Nat'l #21,438/41,679 Middle Howard Middle School C- FL #274/571 Nat'l #3,846/14,009 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

C Composite livability gradescore 69/100

Livability — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 365,905 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 8% 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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

-14.2% since first listed

5 events — show timeline

• 2025-09-30 Price Changed $240,990 Zillow
• 2025-06-12 Price Changed $258,990 Zillow
• 2024-07-31 Price Changed $266,990 Zillow
• 2024-04-16 Price Changed $281,990 Zillow
• 2023-11-01 Listed $280,990 Zillow