19791 SW 108th Ln · Rainbow Springs, FL 34432

$146,500

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 86 Days on market

Built 1972 10,019 sqft lot $154/sqft · 24% below area Est $193k · 24% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice small home for retiree or new buyers very close to shopping and schools. Located within the city limits and on city water and sewer. The Rainbow River is a few minutes away. Good weather and wonderful small town to live and to grow in. Several upgrades, kitchen, bath, floors coverings and paint in and out.

Key facts

• Close to schools
• Rainbow river nearby
• Several upgrades

Tags

• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CITY WATER
• CITY SEWER
• RAINBOW RIVER NEARBY
• SEVERAL UPGRADES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $138k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.7% in Rainbow Springs — 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.
• Market conditions: 556 active listings in the ZIP; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $75k; list at $146k implies a 95% 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,710 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (median comp): $193,096
• List price: $146,500
• Delta: -24.13%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,685
• Equity at exit: $21,844

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $22,541
• Equity at exit: $12,667

Cash invested: $41,020 (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 34432

• Home prices YoY: -21.5%
• Active inventory: 556
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$768
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $315

Break-even live

Break-even rent $1,178

Max offer price $146,500

Occupancy floor 75%

Sensitivity live

Price	-10% $398	-5% $357	+0% $315	+5% $274	+10% $232
Rent	-10% $191	-5% $253	+0% $315	+5% $378	+10% $440
Rate	-1.0pp $389	-0.5pp $353	base $315	+0.5pp $277	+1.0pp $239

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: $36,625
• Closing costs: $4,395
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   days on marketlisting id $146,500 Active 86 DOM
2. 2026-06-10
   days on market $146,500 Active 84 DOM
3. 2026-06-09
   days on market $146,500 Active 83 DOM
4. 2026-06-08
   days on market $146,500 Active 82 DOM
5. 2026-06-07
   days on market $146,500 Active 81 DOM
6. 2026-06-03
   days on market $146,500 Active 77 DOM
7. 2026-06-02
   days on market $146,500 Active 76 DOM
8. 2026-06-01
   days on market $146,500 Active 75 DOM
9. 2026-05-31
   days on market $146,500 Active 74 DOM
10. 2026-05-30
    days on market $146,500 Active 73 DOM
11. 2026-03-18
    listed $146,500 Active 312-char remark

    Show marketing remark (312 chars)

    Nice small home for retiree or new buyers very close to shopping and schools. Located within the city limits and on city water and sewer. The Rainbow River is a few minutes away. Good weather and wonderful small town to live and to grow in. Several upgrades, kitchen, bath, floors coverings and paint in and out.

12. 2026-03-18
    listed $146,500 Active 312-char remark

    Show marketing remark (312 chars)

    Nice small home for retiree or new buyers very close to shopping and schools. Located within the city limits and on city water and sewer. The Rainbow River is a few minutes away. Good weather and wonderful small town to live and to grow in. Several upgrades, kitchen, bath, floors coverings and paint in and out.

13. 2025-04-09
    soldstatus $75,000
14. 2025-04-07
    soldstatus $75,000 Closed
15. 2025-03-21
    status Pending
16. 2025-02-05
    price $84,999
17. 2024-10-09
    listed $89,999 Active
18. 2015-06-26
    soldstatus $12,000
19. 2015-04-10
    listed $12,000

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$3/yr ($0/mo · 0.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,921
• − Mortgage interest: −$8,206
• − Property taxes: −$1,213
• − Insurance: −$732
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$4,262
• Taxable income: $1,481
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $3,428/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 — Rainbow Springs

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

Census & demographics

• City population: 25,668
• Population (ZIP): 13,197

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -57.34%
• Current HPI: 209.595
• Rent YoY: —
• Metro: —
• 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

+1120.8% since first listed

9 events — show timeline

• 2026-03-18 Listed $146,500 RACC
• 2026-03-18 Listed $146,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Sold (Public Records) $75,000 Public Records
• 2025-04-07 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Price Changed $84,999 Stellar MLS as Distributed by MLS Grid
• 2024-10-09 Listed $89,999 Stellar MLS as Distributed by MLS Grid
• 2015-06-26 Sold (MLS) $12,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-10 Listed $12,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $1,213 · +22.8% YoY. Source: county tax records.