530 SW 23rd Ave · Ocala, FL 34471

$265,000

4 bd · 3.0 ba · 3,309 sqft · SingleFamily public records · 296 Days on market

Built 1972 0.74 ac lot $80/sqft · 46% below area Est $495k · 46% under ↓ 16% since listing

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Set on eight platted lots totaling approximately three-quarters of an acre, this custom-built 1972 home offers a rare combination of land, scale, and upside in a corridor positioned for Ocala’s future growth. If you’ve been waiting for a property where the value isn’t just the house—it’s the footprint and the possibilities—this is it. Inside, the home is a true time capsule, featuring original design elements throughout. For the right buyer, it’s an opportunity to restore, reimagine, or renovate into a modern showpiece while preserving the presence and custom feel that defined its original build. Outside, the multi-lot setting creates room to expand your vision—outdoor living, additional parking or storage, and other improvements (buyer to verify). This is a property for buyers who understand potential and want to create something special from a foundation that’s already here. Recent home inspection report & survey available upon request to qualified buyers. Schedule your showing and explore this incredible investment opportunity.

Key facts

• Original retro flair
• Classic tile
• Light fixtures

Tags

• ORIGINAL RETRO FLAIR
• VINTAGE CABINETRY
• CLASSIC TILE
• LIGHT FIXTURES
• CORNER LOT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $236k (11.1% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 soft (-0.6%/yr); 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 43% 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 $2k of loan paydown is wiped out by about $8k 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 296 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $495,315
• List price: $265,000
• Delta: -46.50%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.49×
• Total profit: $-37,678
• Equity at exit: $39,512

10-year hold

• IRR: -11.3%
• Equity multiple: 0.41×
• Total profit: $-44,007
• Equity at exit: $22,912

Cash invested: $74,200 (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 34471

• Rents YoY: -0.6%
• Active inventory: 311
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,357 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$170 /mo · $2,037/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $192

Break-even live

Break-even rent $2,114

Max offer price $265,000

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1706 SW 27th St Ocala, FL	5.0	3.5	3683	$10,400	$2.82	13d	1	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $265,000 Active 296 DOM
2. 2026-06-17
   days on market $265,000 Active 295 DOM
3. 2026-06-16
   days on market $265,000 Active 294 DOM
4. 2026-06-15
   days on market $265,000 Active 293 DOM
5. 2026-06-14
   days on market $265,000 Active 291 DOM
6. 2026-06-13
   days on market $265,000 Active 290 DOM
7. 2026-06-10
   days on market $265,000 Active 288 DOM
8. 2026-06-09
   days on market $265,000 Active 287 DOM
9. 2026-06-08
   days on market $265,000 Active 286 DOM
10. 2026-06-07
    days on market $265,000 Active 285 DOM
11. 2026-06-03
    days on market $265,000 Active 281 DOM
12. 2026-06-02
    days on market $265,000 Active 280 DOM
13. 2026-05-31
    days on market $265,000 Active 278 DOM
14. 2026-05-30
    days on market $265,000 Active 277 DOM
15. 2026-04-25
    price $265,000 1154-char remark

    Show marketing remark (1154 chars)

    One or more photo(s) has been virtually staged. Set on eight platted lots totaling approximately three-quarters of an acre, this custom-built 1972 home offers a rare combination of land, scale, and upside in a corridor positioned for Ocala’s future growth. If you’ve been waiting for a property where the value isn’t just the house—it’s the footprint and the possibilities—this is it. Inside, the home is a true time capsule, featuring original design elements throughout. For the right buyer, it’s an opportunity to restore, reimagine, or renovate into a modern showpiece while preserving the presence and custom feel that defined its original build. Outside, the multi-lot setting creates room to expand your vision—outdoor living, additional parking or storage, and other improvements (buyer to verify). This is a property for buyers who understand potential and want to create something special from a foundation that’s already here. Recent home inspection report & survey available upon request to qualified buyers. Schedule your showing and explore this incredible investment opportunity.

16. 2026-02-10
    price $304,000 1154-char remark

    Show marketing remark (1154 chars)

    One or more photo(s) has been virtually staged. Set on eight platted lots totaling approximately three-quarters of an acre, this custom-built 1972 home offers a rare combination of land, scale, and upside in a corridor positioned for Ocala’s future growth. If you’ve been waiting for a property where the value isn’t just the house—it’s the footprint and the possibilities—this is it. Inside, the home is a true time capsule, featuring original design elements throughout. For the right buyer, it’s an opportunity to restore, reimagine, or renovate into a modern showpiece while preserving the presence and custom feel that defined its original build. Outside, the multi-lot setting creates room to expand your vision—outdoor living, additional parking or storage, and other improvements (buyer to verify). This is a property for buyers who understand potential and want to create something special from a foundation that’s already here. Recent home inspection report & survey available upon request to qualified buyers. Schedule your showing and explore this incredible investment opportunity.

17. 2025-12-10
    price $305,000 1154-char remark

    Show marketing remark (1154 chars)

    One or more photo(s) has been virtually staged. Set on eight platted lots totaling approximately three-quarters of an acre, this custom-built 1972 home offers a rare combination of land, scale, and upside in a corridor positioned for Ocala’s future growth. If you’ve been waiting for a property where the value isn’t just the house—it’s the footprint and the possibilities—this is it. Inside, the home is a true time capsule, featuring original design elements throughout. For the right buyer, it’s an opportunity to restore, reimagine, or renovate into a modern showpiece while preserving the presence and custom feel that defined its original build. Outside, the multi-lot setting creates room to expand your vision—outdoor living, additional parking or storage, and other improvements (buyer to verify). This is a property for buyers who understand potential and want to create something special from a foundation that’s already here. Recent home inspection report & survey available upon request to qualified buyers. Schedule your showing and explore this incredible investment opportunity.

18. 2025-10-17
    status Active 1154-char remark

    Show marketing remark (1154 chars)

    One or more photo(s) has been virtually staged. Set on eight platted lots totaling approximately three-quarters of an acre, this custom-built 1972 home offers a rare combination of land, scale, and upside in a corridor positioned for Ocala’s future growth. If you’ve been waiting for a property where the value isn’t just the house—it’s the footprint and the possibilities—this is it. Inside, the home is a true time capsule, featuring original design elements throughout. For the right buyer, it’s an opportunity to restore, reimagine, or renovate into a modern showpiece while preserving the presence and custom feel that defined its original build. Outside, the multi-lot setting creates room to expand your vision—outdoor living, additional parking or storage, and other improvements (buyer to verify). This is a property for buyers who understand potential and want to create something special from a foundation that’s already here. Recent home inspection report & survey available upon request to qualified buyers. Schedule your showing and explore this incredible investment opportunity.

19. 2025-09-17
    status Pending 1154-char remark

    Show marketing remark (1154 chars)

    One or more photo(s) has been virtually staged. Set on eight platted lots totaling approximately three-quarters of an acre, this custom-built 1972 home offers a rare combination of land, scale, and upside in a corridor positioned for Ocala’s future growth. If you’ve been waiting for a property where the value isn’t just the house—it’s the footprint and the possibilities—this is it. Inside, the home is a true time capsule, featuring original design elements throughout. For the right buyer, it’s an opportunity to restore, reimagine, or renovate into a modern showpiece while preserving the presence and custom feel that defined its original build. Outside, the multi-lot setting creates room to expand your vision—outdoor living, additional parking or storage, and other improvements (buyer to verify). This is a property for buyers who understand potential and want to create something special from a foundation that’s already here. Recent home inspection report & survey available upon request to qualified buyers. Schedule your showing and explore this incredible investment opportunity.

20. 2025-07-27
    listed $315,000 Active 1154-char remark

    Show marketing remark (1154 chars)

    One or more photo(s) has been virtually staged. Set on eight platted lots totaling approximately three-quarters of an acre, this custom-built 1972 home offers a rare combination of land, scale, and upside in a corridor positioned for Ocala’s future growth. If you’ve been waiting for a property where the value isn’t just the house—it’s the footprint and the possibilities—this is it. Inside, the home is a true time capsule, featuring original design elements throughout. For the right buyer, it’s an opportunity to restore, reimagine, or renovate into a modern showpiece while preserving the presence and custom feel that defined its original build. Outside, the multi-lot setting creates room to expand your vision—outdoor living, additional parking or storage, and other improvements (buyer to verify). This is a property for buyers who understand potential and want to create something special from a foundation that’s already here. Recent home inspection report & survey available upon request to qualified buyers. Schedule your showing and explore this incredible investment opportunity.

ⓘ 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: $2,037 · $170/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$162/yr (+$14/mo · 8.0%)

ⓘ 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 · 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: $28,283
• − Mortgage interest: −$14,844
• − Property taxes: −$2,037
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$7,709
• Taxable loss: −$2,158
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $2,823/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

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 28,342
• Household income: $65,789
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1494.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 11% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 3% Dominican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 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: ▼ -176.55%
• Current HPI: 224.1709
• Rent YoY: ▼ -0.64%
• 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

-15.9% since first listed

6 events — show timeline

• 2026-04-25 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $304,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-07-27 Listed $315,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $2,037 · +1.9% YoY. Source: county tax records.