Eclipse Plan · Ocala, FL 34482

$319,990

5 bd · 3.0 ba · 2,449 sqft · SingleFamily · 283 Days on market

Good condition

---

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 +15.6/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining with access to the patio. A secondary bedroom on the first floor can easily be converted to a guest room or home office. Upstairs is a versatile loft that serves as an additional shared living space, along with three secondary bedrooms and a peaceful owner's suite comprised of an en-suite bathroom and a large walk-in closet.

Key facts

• Guest room
• Access to patio
• Open layout

Tags

• OPEN LAYOUT
• ACCESS TO PATIO
• VERSATILE LOFT
• GUEST ROOM
• HOME OFFICE
• EN-SUITE BATHROOM

🏗️ New construction. The $319,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,930.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $127 ($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 $286k (10.5% below list).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.1% 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: College Park Elementary School (math 46% / reading 37%, grade F, #1,437 of 2,144 statewide, top 68%, 840 students, 78% 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) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising fast (+11.1%/yr); 670 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $2,864/mo this rent would consume 52% 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.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $281,591 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $308,930
• List price: $319,990
• Delta: 3.58%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1352 NW 48th Ter	0.23mi	4/3.0 (-1)	2,172 (-11%)	2mo	$299,990	$138	64
1417 NW 48th Ter	0.22mi	4/3.0 (-1)	2,172 (-11%)	9mo	$329,390	$152	58

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: -8.0%
• Equity multiple: 0.69×
• Total profit: $-26,764
• Equity at exit: $46,062

10-year hold

• IRR: 7.1%
• Equity multiple: 1.65×
• Total profit: $56,206
• Equity at exit: $26,711

Cash invested: $86,500 (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: 670
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,864 medium
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,634/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $127

Break-even live

Break-even rent $2,702

Max offer price $308,930

Occupancy floor 91%

Sensitivity live

Price	-10% $341	-5% $234	+0% $127	+5% $21	+10% $-86
Rent	-10% $-99	-5% $14	+0% $127	+5% $241	+10% $354
Rate	-1.0pp $283	-0.5pp $206	base $127	+0.5pp $47	+1.0pp $-34

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: $77,232
• Closing costs: $9,268
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 NW 44th Court Rd Ocala, FL	4.0	3.0	2039	$2,200	$1.08	23d	1	0.32mi
4522 NW 14th Loop Ocala, FL	4.0	3.0	2028	$2,050	$1.01	15d	1	0.45mi

Listing history 16 events

1. 2026-06-22
   days on market $319,990 Active 283 DOM
2. 2026-06-18
   days on market $319,990 Active 280 DOM
3. 2026-06-17
   days on market $319,990 Active 279 DOM
4. 2026-06-16
   days on market $319,990 Active 278 DOM
5. 2026-06-15
   days on market $319,990 Active 277 DOM
6. 2026-06-14
   days on market $319,990 Active 275 DOM
7. 2026-06-13
   days on market $319,990 Active 274 DOM
8. 2026-06-10
   days on market $319,990 Active 272 DOM
9. 2026-06-09
   days on market $319,990 Active 271 DOM
10. 2026-06-08
    days on market $319,990 Active 270 DOM
11. 2026-06-07
    days on market $319,990 Active 269 DOM
12. 2026-06-03
    days on market $319,990 Active 265 DOM
13. 2026-06-02
    days on market $319,990 Active 264 DOM
14. 2026-05-31
    days on market $319,990 Active 262 DOM
15. 2026-05-30
    days on market $319,990 Active 261 DOM
16. 2025-09-11
    listed $319,990 Active 458-char remark

    Show marketing remark (458 chars)

    The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining with access to the patio. A secondary bedroom on the first floor can easily be converted to a guest room or home office. Upstairs is a versatile loft that serves as an additional shared living space, along with three secondary bedrooms and a peaceful owner's suite comprised of an en-suite bathroom and a large walk-in closet.

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

Taxation est. · year 1

• Rental income: $34,366
• − Mortgage interest: −$17,305
• − Property taxes: −$4,634
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − Depreciation: −$8,987
• Taxable loss: −$3,603
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $2,394/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 · 13 photos

Good 80/100 Cosmetic rehab

This two-story home is in good condition with a fresh exterior and clean interior. It's ready for move-in and would benefit from a fresh coat of paint to enhance curb appeal.

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal and home value
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal and home value ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Ocala, FL
• 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

1 event — show timeline

• 2025-09-11 Listed $319,990 Zillow