2632 SW 162nd Street Rd · Marion Oaks, FL 34473

$295,000

4 bd · 2.0 ba · 1,774 sqft · Land · 125 Days on market

Built 2025 10,019 sqft lot $166/sqft · 5% above area Est $280k · 5% 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 +12.1/30.0
• ARV discount +5.2/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location - Seller is contributing $5,000 toward buyer’s closing costs! Stunning new home in a prime location in Ocala, close to major highways, shops, markets, schools, and restaurants. This beautiful, newly built, move-in ready residence offers the perfect combination of style, comfort, and functionality. It features 4 spacious bedrooms and 2 full bathrooms, with a modern design conceived to meet the needs of today's family. Upon entering, you'll find an open floor plan, with a large and bright living room integrated with the dining room—perfect for entertaining friends and family or for relaxing moments during the day. The kitchen is a major highlight, equipped with solid wood cabinets, elegant stone countertops, and modern appliances included, providing practicality and sophistication from day one. The master suite functions as a true retreat, with a walk-in closet, while the other bedrooms have built-in wardrobes, offering excellent storage space. The house also features an attached garage with an automatic gate for two cars and is situated in one of the best locations in Ocala, with easy access to highways, close to shopping centers, renowned schools, and various leisure and service options. An unmissable opportunity to live in or invest in a new, modern, and very well-located home. Schedule your visit today and come be enchanted!

Key facts

• Open floor plan
• Solid wood cabinets
• Walk-in closet

Tags

• PRIME LOCATION IN OCALA
• OPEN FLOOR PLAN
• SOLID WOOD CABINETS
• ELEGANT STONE COUNTERTOPS
• MODERN APPLIANCES INCLUDED
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-66 ($-796/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (29.0% below list).
• Recommended offer: $210k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in Marion Oaks — 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 F — 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.
• Market conditions: Rents soft (-0.7%/yr); 1372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($72k/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 $9k 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 125 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $295k implies a 691% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,541 (29.0% 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 125 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. 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: 0.71% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 11.7

CMA / ARV

• ARV (median comp): $280,396
• List price: $295,000
• Delta: 5.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-58,331
• Equity at exit: $43,985

10-year hold

• IRR: -21.3%
• Equity multiple: 0.02×
• Total profit: $-80,628
• Equity at exit: $25,506

Cash invested: $82,600 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1372
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-66

Break-even live

Break-even rent $2,179

Max offer price $283,283

Occupancy floor 98%

Sensitivity live

Price	-10% $101	-5% $17	+0% $-66	+5% $-150	+10% $-587
Rent	-10% $-232	-5% $-149	+0% $-66	+5% $16	+10% $99
Rate	-1.0pp $82	-0.5pp $9	base $-66	+0.5pp $-143	+1.0pp $-221

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2670 162nd Ln Unit 2670 Ocala, FL	4.0	2.0	1730	$2,000	$1.16	22d	1	0.07mi
2660 SW 162nd Street Rd Ocala, FL	4.0	2.0	1765	$1,999	$1.13	22d	1	0.08mi
2711 SW 162nd Ln Ocala, FL	4.0	2.0	1786	$2,150	$1.20	15d	1	0.12mi
16252 SW 27th Terrace Rd Ocala, FL	4.0	2.0	1850	$2,200	$1.19	15d	1	0.19mi
2836 SW 161st Loop Ocala, FL	3.0	2.0	1357	$1,675	$1.23	15d	1	0.29mi
16015 SW 29th Court Rd Unit 2 Ocala, FL	3.0	2.0	1321	$1,450	$1.10	22d	1	0.40mi
16292 SW 30th Ter Ocala, FL	3.0	2.0	1482	$1,650	$1.11	22d	1	0.46mi
16200 SW 21st Ct Ocala, FL	4.0	2.0	1578	$1,800	$1.14	22d	1	0.50mi
2628 SW 165th Street Rd Ocala, FL	4.0	2.0	1796	$1,899	$1.06	15d	1	0.53mi
2500 SW 156th Lane Rd Ocala, FL	4.0	2.0	1850	$2,200	$1.19	22d	1	0.55mi
2725 SW 158th St Ocala, FL	4.0	2.0	1580	$2,000	$1.27	15d	1	0.55mi
16008 SW 23rd Court Rd Ocala, FL	3.0	2.0	1755	$2,400	$1.37	22d	1	0.56mi
16619 SW 31st Cir Ocala, FL	3.0	2.0	1536	$1,900	$1.24	15d	1	0.58mi
2673 SW 156th Pl Ocala, FL	4.0	2.0	1850	$1,950	$1.05	15d	1	0.59mi
16690 SW 29th Terrace Rd Ocala, FL	4.0	2.0	1617	$1,725	$1.07	22d	1	0.60mi
529 Marion Oaks Ln Ocala, FL	4.0	2.0	1883	$2,200	$1.17	15d	1	0.61mi
16124 SW 23rd Court Rd Ocala, FL	3.0	2.0	1357	$1,715	$1.26	15d	1	0.62mi
15701 SW 23rd Court Rd Ocala, FL	4.0	2.0	1630	$1,900	$1.17	22d	1	0.64mi
16846 SW 22nd Ct Ocala, FL	4.0	2.0	1580	$1,900	$1.20	15d	1	0.65mi
2240 SW 156th Loop Ocala, FL	3.0	2.0	1570	$1,600	$1.02	22d	1	0.67mi
2220 SW 169th Pl Ocala, FL	3.0	2.0	1368	$1,650	$1.21	22d	1	0.69mi
15741 SW 23rd Avenue Rd Ocala, FL	3.0	2.0	1337	$1,595	$1.19	15d	1	0.70mi
15761 SW 23rd Avenue Rd Ocala, FL	3.0	2.0	1229	$2,000	$1.63	22d	1	0.72mi
2161 SW 153rd Loop Ocala, FL	4.0	2.0	1578	$2,000	$1.27	22d	1	0.73mi
16390 SW 17th Terrace Rd Ocala, FL	4.0	2.0	1578	$1,825	$1.16	15d	1	0.76mi
2584 SW 154th Ln Ocala, FL	3.0	2.0	1251	$1,975	$1.58	22d	1	0.78mi
16100 SW 35th Court Rd Ocala, FL	4.0	2.0	1578	$1,750	$1.11	15d	1	0.82mi
3087 SW 172nd Lane Rd Ocala, FL	4.0	2.0	1676	$2,150	$1.28	15d	1	0.82mi
16090 SW 35th Court Rd Ocala, FL	4.0	2.0	1799	$1,950	$1.08	15d	1	0.85mi
15831 SW 34th Court Rd Ocala, FL	3.0	2.0	1402	$1,715	$1.22	15d	1	0.89mi
17029 SW 30th Avenue Rd Ocala, FL	3.0	2.0	1312	$1,745	$1.33	15d	1	0.90mi
405 Marion Oaks Ln Ocala, FL	4.0	2.0	1578	$1,699	$1.08	22d	1	0.91mi
405 Marion Oaks Ln Ocala, FL	4.0	2.0	1578	$1,700	$1.08	15d	1	0.91mi
15434 SW 29th Terrace Rd Ocala, FL	3.0	2.0	1399	$1,780	$1.27	15d	1	0.91mi
2705 SW 153rd Place Rd Ocala, FL	4.0	2.0	1580	$1,745	$1.10	22d	1	0.93mi
1663 SW 167th St Ocala, FL	4.0	2.0	1751	$2,000	$1.14	15d	1	0.94mi
1631 SW 160th Pl Ocala, FL	4.0	2.0	1617	$1,795	$1.11	15d	1	0.95mi
3022 SW 168th Loop Ocala, FL	3.0	2.0	1478	$1,800	$1.22	15d	1	0.97mi
15353 SW 21st Ct Ocala, FL	4.0	2.0	1696	$2,200	$1.30	15d	1	0.99mi
2603 SW 152nd Ln Ocala, FL	3.0	1.5	1402	$1,550	$1.11	15d	1	1.08mi

Listing history 19 events

1. 2026-06-18
   days on market $295,000 Active 125 DOM
2. 2026-06-17
   days on market $295,000 Active 124 DOM
3. 2026-06-16
   days on market $295,000 Active 123 DOM
4. 2026-06-15
   days on market $295,000 Active 122 DOM
5. 2026-06-14
   days on market $295,000 Active 120 DOM
6. 2026-06-13
   days on market $295,000 Active 119 DOM
7. 2026-06-10
   days on market $295,000 Active 117 DOM
8. 2026-06-09
   days on market $295,000 Active 116 DOM
9. 2026-06-08
   days on market $295,000 Active 115 DOM
10. 2026-06-07
    days on market $295,000 Active 114 DOM
11. 2026-06-03
    days on market $295,000 Active 110 DOM
12. 2026-06-02
    days on market $295,000 Active 109 DOM
13. 2026-06-01
    days on market $295,000 Active 108 DOM
14. 2026-05-31
    days on market $295,000 Active 107 DOM
15. 2026-05-30
    days on market $295,000 Active 106 DOM
16. 2026-03-17
    price $295,000 1392-char remark

    Show marketing remark (1392 chars)

    Location, location, location - Seller is contributing $5,000 toward buyer’s closing costs! Stunning new home in a prime location in Ocala, close to major highways, shops, markets, schools, and restaurants. This beautiful, newly built, move-in ready residence offers the perfect combination of style, comfort, and functionality. It features 4 spacious bedrooms and 2 full bathrooms, with a modern design conceived to meet the needs of today's family. Upon entering, you'll find an open floor plan, with a large and bright living room integrated with the dining room—perfect for entertaining friends and family or for relaxing moments during the day. The kitchen is a major highlight, equipped with solid wood cabinets, elegant stone countertops, and modern appliances included, providing practicality and sophistication from day one. The master suite functions as a true retreat, with a walk-in closet, while the other bedrooms have built-in wardrobes, offering excellent storage space. The house also features an attached garage with an automatic gate for two cars and is situated in one of the best locations in Ocala, with easy access to highways, close to shopping centers, renowned schools, and various leisure and service options. An unmissable opportunity to live in or invest in a new, modern, and very well-located home. Schedule your visit today and come be enchanted!

17. 2026-02-13
    listed $319,000 Active 1392-char remark

    Show marketing remark (1392 chars)

    Location, location, location - Seller is contributing $5,000 toward buyer’s closing costs! Stunning new home in a prime location in Ocala, close to major highways, shops, markets, schools, and restaurants. This beautiful, newly built, move-in ready residence offers the perfect combination of style, comfort, and functionality. It features 4 spacious bedrooms and 2 full bathrooms, with a modern design conceived to meet the needs of today's family. Upon entering, you'll find an open floor plan, with a large and bright living room integrated with the dining room—perfect for entertaining friends and family or for relaxing moments during the day. The kitchen is a major highlight, equipped with solid wood cabinets, elegant stone countertops, and modern appliances included, providing practicality and sophistication from day one. The master suite functions as a true retreat, with a walk-in closet, while the other bedrooms have built-in wardrobes, offering excellent storage space. The house also features an attached garage with an automatic gate for two cars and is situated in one of the best locations in Ocala, with easy access to highways, close to shopping centers, renowned schools, and various leisure and service options. An unmissable opportunity to live in or invest in a new, modern, and very well-located home. Schedule your visit today and come be enchanted!

18. 2023-11-16
    soldstatus $37,300
19. 2005-08-01
    soldstatus $55,000

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$1,827/yr (+$152/mo · 294.1%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,145
• − Mortgage interest: −$16,525
• − Property taxes: −$621
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$8,582
• Taxable loss: −$6,081
• Est. tax savings @ 24.0%: +$1,459
• After-tax cash flow: $664/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 — Marion Oaks

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+436.4% since first listed

4 events — show timeline

• 2026-03-17 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Listed $319,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-16 Sold (Public Records) $37,300 Public Records
• 2005-08-01 Sold (Public Records) $55,000 Public Records

Property tax history

+14.3%/yr

Latest (2025): $621 · +13.3% YoY. Source: county tax records.