4772 NW 30th Pl · Ocala, FL 34482

$284,998

3 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 50 Days on market

Built 1998 0.31 ac lot $149/sqft · at area comps Est $285k · at est. $36/mo HOA · 1% of rent ↓ 9% 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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Rent growth +5.0/5.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 2-bathroom ranch-style home in the sought-after Quail Meadow community of Ocala. Situated on a generous . 31-acre lot, this home offers 1,910 square feet of inviting living space with soaring ceilings and a desirable split-bedroom floor plan. Warm wood flooring flows through the main living areas, creating the perfect setting for both relaxing and entertaining. The spacious kitchen comes fully equipped and opens to multiple dining areas, ideal for gatherings and everyday living. The private primary suite features a walk-in closet and en-suite bath, while all additional bedrooms also offer walk-in closets for ample storage. Enjoy Florida livi

Key facts

• 0.31 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Has HOA (monthly fee about $36.67, quarterly fee around $110); Association requires approval; Association amenities include pool and shuffleboard court; Clubhouse, fitness center, deed restrictions; Pets allowed; Senior community

Exterior

• Parking: Attached garage (2 car)
• Utilities: Public water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity available; Irrigation equipment
• Home design: Single family residence; One story; Faces north; Homesteaded
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as single-story
• Exterior features: Enclosed patio/porch; Front porch; French doors; Chain link fence; Mature landscaping; Paved lot; Lot dimensions approximately 93 x 147; Asphalt road access (public maintained)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Water filtration system
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Split bedroom floor plan; Walk-in closets; Attic; Florida room; Formal dining room (separate)
• Laundry & utility: Laundry room inside; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (10.9% below list).
• Recommended offer: $254k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Market conditions: Rents rising fast (+11.1%/yr); 663 active listings in the ZIP; 37 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).
• At $2,540/mo this rent would consume 46% of the median local household income ($66k/yr) (locally 282% of renters already pay >50% of income on rent) — 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $80k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,038 (10.9% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (median comp): $284,709
• List price: $284,998
• Delta: 0.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5035 NW 32 Pl	0.33mi	3/2.0	2,173 (+14%)	1mo	$325,000	$150	61
4487 NW 53rd Ave	0.57mi	3/2.5	1,894 (-1%)	13mo	$467,990	$247	59
1875 NW 44 Court Rd	0.28mi	3/2.0	2,142 (+12%)	11mo	$315,000	$147	58
4811 NW 39th Pl	0.75mi	3/2.0	1,844 (-4%)	2mo	$317,665	$172	58
2520 NW 53rd Avenue Rd	0.64mi	3/2.0	2,058 (+8%)	11mo	$250,000	$121	48
5466 NW 35th Lane Rd	0.75mi	3/3.0	2,136 (+12%)	13mo	$575,000	$269	31
4720 NW 35th Lane Rd	0.66mi	2/2.0 (-1)	2,169 (+14%)	13mo	$385,000	$178	30
3901 NW 49th Ct	0.73mi	2/2.0 (-1)	1,666 (-13%)	20mo	$315,000	$189	23

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: -6.6%
• Equity multiple: 0.74×
• Total profit: $-20,399
• Equity at exit: $42,494

10-year hold

• IRR: 8.0%
• Equity multiple: 1.74×
• Total profit: $59,091
• Equity at exit: $24,641

Cash invested: $79,799 (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 34482

• Rents YoY: 11.1%
• Active inventory: 663
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$119
• HOA: −$36
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $195

Break-even live

Break-even rent $2,294

Max offer price $284,998

Occupancy floor 87%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$2,045	$1.75	21d	1	0.40mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	14d	1	0.42mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	21d	1	0.45mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	21d	1	0.51mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	14d	1	0.55mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	21d	1	0.57mi
4958 NW 35th Lane Rd Ocala, FL	4.0	2.0	1998	$3,000	$1.50	21d	1	0.62mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	21d	1	0.65mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$2,495	$1.50	21d	1	0.66mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	21d	1	0.66mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	21d	1	0.71mi
4932 NW 39th Loop Ocala, FL	4.0	2.0	2036	$2,700	$1.33	21d	1	0.75mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.78mi
3441 NW 56th Ave Ocala, FL	3.0	3.0	2328	$2,800	$1.20	21d	1	0.80mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	14d	1	0.83mi
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	14d	1	0.83mi
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	21d	1	0.84mi
4111 NW 44th Cir Ocala, FL	3.0	2.0	1505	$2,300	$1.53	14d	1	0.86mi
4530 NW 14th Loop Ocala, FL	3.0	2.5	1966	$2,250	$1.14	14d	1	0.95mi
4522 NW 14th Loop Ocala, FL	4.0	3.0	2028	$2,050	$1.01	14d	1	0.97mi
1632 NW 44th Court Rd Ocala, FL	4.0	3.0	2039	$2,200	$1.08	21d	1	1.01mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	21d	1	1.12mi
4452 NW 53rd Ct Ocala, FL	3.0	3.0	2362	$2,800	$1.19	21d	1	1.19mi
4342 NW 55th Ct Ocala, FL	3.0	2.5	2172	$2,600	$1.20	14d	1	1.20mi
5252 NW 46th Lane Rd Ocala, FL	4.0	2.0	2034	$2,800	$1.38	21d	1	1.24mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	21d	1	1.25mi
5227 NW 46th Lane Rd Ocala, FL	4.0	2.0	2034	$3,000	$1.47	21d	1	1.25mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	21d	1	1.32mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	21d	1	1.35mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	14d	1	1.37mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	14d	1	1.40mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	21d	1	1.42mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	1.42mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	21d	1	1.43mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	21d	1	1.44mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	21d	1	1.45mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	21d	1	1.46mi

HOA detail

• Monthly dues: $36 · $432/yr

Listing history 18 events

1. 2026-06-18
   days on market $284,998 Active 50 DOM
2. 2026-06-17
   days on market $284,998 Active 49 DOM
3. 2026-06-16
   days on market $284,998 Active 48 DOM
4. 2026-06-15
   days on market $284,998 Active 47 DOM
5. 2026-06-14
   days on market $284,998 Active 45 DOM
6. 2026-06-13
   days on market $284,998 Active 44 DOM
7. 2026-06-10
   days on market $284,998 Active 42 DOM
8. 2026-06-09
   days on market $284,998 Active 41 DOM
9. 2026-06-08
   days on market $284,998 Active 40 DOM
10. 2026-06-07
    days on market $284,998 Active 39 DOM
11. 2026-06-03
    days on market $284,998 Active 35 DOM
12. 2026-06-02
    days on market $284,998 Active 34 DOM
13. 2026-06-01
    days on market $284,998 Active 33 DOM
14. 2026-05-31
    days on market $284,998 Active 32 DOM
15. 2026-05-30
    days on market $284,998 Active 31 DOM
16. 2026-05-18
    price $284,998 3195-char remark
17. 2026-04-29
    listed $299,998 Active 3195-char remark
18. 1996-10-01
    soldstatus $314,304

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$414/yr (+$34/mo · 21.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $30,485
• − Mortgage interest: −$15,964
• − Property taxes: −$1,952
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − HOA: −$432
• − Depreciation: −$8,291
• Taxable loss: −$2,457
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $2,929/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 — 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 · 315,796 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: 282.0

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: 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%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

-9.3% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $284,998 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $299,998 Stellar MLS as Distributed by MLS Grid
• 1996-10-01 Sold (Public Records) $314,304 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,952 · +14.1% YoY. Source: county tax records.