6944 SW 85th Pl · Liberty Triangle, FL 34476

$119,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 4 Days on market

Built 1995 9,583 sqft lot Est $102k · 17% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDYMAN SPECIAL! CUTE AS A BUTTON. 1995 DOUBLEWIDE IN SUBDIVISION. PAVED ROADS CHAIN LINK FENCE. PRICED RIGHT!

Key facts

• Prime ocala location
• Updated hvac system
• Fully fenced yard

Tags

• PRIME OCALA LOCATION
• UPDATED HVAC SYSTEM
• NEW FRONT AND REAR STAIRWAYS
• UPDATED KITCHEN CABINETRY
• REPLACEMENT OF MOST FLOORING
• FULLY FENCED YARD

Property features AI

Finance

• Other: Homestead exemption; Zoning: R4; Lot about 0.22 acres (approx. 92 x 105)
• Financial info:
• HOA & community: No association

Exterior

• Parking:
• Security:
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured double wide; Single-story; North-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 13.9% vs local median 4.5% in Liberty Triangle — 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: area grade C — 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: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% 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).
• Market conditions: Rents soft (-2.6%/yr); 858 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $120k implies a 140% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.59% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.17%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $102,144
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6620 SW 85th St	0.32mi	2/2.0 (-1)	1,370 (+2%)	2mo	$104,000	$76	76
6691 SW 84th St	0.29mi	3/2.0	1,248 (-7%)	18mo	$108,000	$87	59
8481 SW 63rd Ave	0.65mi	2/2.0 (-1)	1,470 (+9%)	12mo	$98,400	$67	39

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: 17.8%
• Equity multiple: 1.70×
• Total profit: $23,354
• Equity at exit: $17,877

10-year hold

• IRR: 24.2%
• Equity multiple: 2.81×
• Total profit: $60,931
• Equity at exit: $10,367

Cash invested: $33,572 (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 34476

• Rents YoY: -2.6%
• Active inventory: 858
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$629
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $760

Break-even live

Break-even rent $950

Max offer price $119,900

Occupancy floor 55%

Sensitivity live

Price	-10% $828	-5% $794	+0% $760	+5% $726	+10% $692
Rent	-10% $609	-5% $684	+0% $760	+5% $836	+10% $911
Rate	-1.0pp $820	-0.5pp $791	base $760	+0.5pp $729	+1.0pp $697

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$2,270	$1.73	15d	27	0.19mi
6644 SW 84th St Ocala, FL	3.0	2.0	1485	$950	$0.64	22d	1	0.34mi
6534 SW 82nd Loop Ocala, FL	3.0	2.5	1450	$1,900	$1.31	15d	1	0.35mi
8250 SW 67th Ave Ocala, FL	3.0	2.5	1505	$1,635	$1.09	22d	1	0.41mi
7195 SW 92nd St Ocala, FL	3.0	2.5	1220	$1,750	$1.43	22d	1	0.44mi
6676 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,710	$1.17	15d	1	0.47mi
6582 SW 81st Loop Ocala, FL	3.0	2.5	1505	$1,700	$1.13	15d	1	0.48mi
6609 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,750	$1.20	15d	1	0.51mi
6243 SW 90th St Ocala, FL	2.0	2.0	1700	$1,750	$1.03	22d	1	0.79mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	22d	1	0.91mi
9198 SW 62nd Terrace Rd Ocala, FL	3.0	2.0	1710	$1,850	$1.08	15d	1	0.96mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	22d	1	1.02mi
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	22d	1	1.15mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	15d	1	1.32mi
7051 SW 64th Ter Ocala, FL	3.0	2.0	1755	$1,775	$1.01	15d	1	1.38mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	22d	1	1.49mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	22d	1	1.50mi

Listing history 3 events

1. 2026-06-21
   days on market $119,900 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $119,900 Active 1 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: $864 · $72/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$131/yr (+$11/mo · 15.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,949
• − Mortgage interest: −$6,716
• − Property taxes: −$864
• − Insurance: −$600
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$3,488
• Taxable income: $7,609
• Est. tax owed @ 24.0%: −$1,826
• After-tax cash flow: $7,294/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 — 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 · 315,796 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: 204.0

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 0.55)
• 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%

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

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

+844.1% since first listed

13 events — show timeline

• 2026-06-17 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-21 Sold (Public Records) $50,000 Public Records
• 2015-12-16 Sold (Public Records) $59,500 Public Records
• 2008-09-04 Sold (Public Records) $70,000 Public Records
• 2008-07-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-01-23 Listed $73,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-05 Sold (Public Records) $56,000 Public Records
• 2007-10-02 Sold (MLS) $56,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-31 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-09 Sold (Public Records) $54,000 Public Records
• 2005-02-22 Sold (MLS) $54,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-05 Listed $56,900 Stellar MLS as Distributed by MLS Grid
• 1991-04-01 Sold (Public Records) $12,700 Public Records

Property tax history

+2.5%/yr

Latest (2025): $864 · +19.1% YoY. Source: county tax records.