3081 SW 90th St · Liberty Triangle, FL 34476

$100,000

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 160 Days on market

Built 1982 10,454 sqft lot Est $78k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. * * AS-IS * * Back on Market – Priced for a Quick Sale! Welcome to 3081 SW 90th St in Ocala, FL – a prime investment opportunity in the SouthGate neighborhood. This spacious property offers exceptional potential for rental income or future resale with plenty of room for upgrades. Located just 10 minutes from Paddock Mall, local parks, schools, and shopping. Key features include: Versatile 3bed 2 bath layout ideal for investors Strong rental market with high demand Excellent appreciation potential Conveniently located near key amenities Don’t miss your chance to secure a property in one of Florida’s fastest-growing

Key facts

• Shopping
• Rental income
• Schools

Tags

• SOUTHGATE NEIGHBORHOOD
• RENTAL INCOME
• 10 MINUTES FROM PADDOCK MALL
• LOCAL PARKS
• SCHOOLS
• SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 4.5% in Liberty Triangle — 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.
• Zoned schools: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents soft (-2.6%/yr); 856 active listings in the ZIP; 5 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 32% 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 $691 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.84%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $78,384
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3143 SW 92nd Ln	0.24mi	2/2.0 (-1)	990 (-10%)	1mo	$70,000	$71	66
3475 SW 90th St	0.36mi	3/2.0	1,188 (+8%)	10mo	$170,000	$143	62
2895 SW 91st St	0.20mi	2/1.0 (-1)	1,096 (-1%)	22mo	$49,000	$45	62

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.82×
• Total profit: $23,074
• Equity at exit: $14,910

10-year hold

• IRR: 27.1%
• Equity multiple: 3.06×
• Total profit: $57,619
• Equity at exit: $8,646

Cash invested: $28,000 (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 34476

• Rents YoY: -2.6%
• Active inventory: 856
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$524
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $696

Break-even live

Break-even rent $852

Max offer price $100,000

Occupancy floor 55%

Sensitivity live

Price	-10% $753	-5% $725	+0% $696	+5% $668	+10% $640
Rent	-10% $559	-5% $628	+0% $696	+5% $765	+10% $833
Rate	-1.0pp $747	-0.5pp $722	base $696	+0.5pp $670	+1.0pp $644

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8880 SW 27th Ave Ocala, FL	2.0–3.0	2.0	1178	$1,399	$1.19	22d	1	0.17mi
3085 SW 97th St Unit 2 Ocala, FL	2.0	1.0	960	$1,049	$1.09	14d	1	0.69mi
8665 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	22d	1	1.25mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	14d	1	1.31mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	14d	1	1.31mi

Listing history 26 events

1. 2026-04-27
   soldstatus $70,000
2. 2026-04-02
   status Pending
3. 2026-03-19
   status Active
4. 2026-03-18
   historical
5. 2026-02-04
   status Active
6. 2026-01-24
   status Pending
7. 2026-01-22
   status Active
8. 2026-01-10
   status Pending
9. 2025-12-03
   price $100,000
10. 2025-09-29
    listed $120,000 Active
11. 2025-07-15
    status Pending
12. 2025-04-01
    status Active
13. 2025-04-01
    price $120,000
14. 2025-02-05
    status Pending
15. 2025-01-02
    price $124,900
16. 2025-01-01
    historical
17. 2024-11-14
    price $134,000
18. 2024-09-25
    listed $149,000 Active
19. 2010-09-02
    historical
20. 2010-09-02
    historical
21. 2009-09-02
    listed $350,000
22. 2009-09-02
    listed $48,000
23. 2008-04-30
    historical
24. 2007-06-04
    soldstatus $180,000
25. 2007-06-01
    listed $64,500
26. 1985-11-01
    soldstatus $10,000

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,805
• − Mortgage interest: −$5,602
• − Property taxes: −$1,288
• − Insurance: −$500
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$2,909
• Taxable income: $7,178
• Est. tax owed @ 24.0%: −$1,723
• After-tax cash flow: $6,632/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 — Liberty Triangle

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

Census & demographics

• County: Marion County · 315,796 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 204.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% German/W. Germanic 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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• 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

+600.0% since first listed

26 events — show timeline

• 2026-04-27 Sold (Public Records) $70,000 Public Records
• 2026-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $134,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2010-09-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-09-02 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 2009-09-02 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-06-04 Sold (Public Records) $180,000 Public Records
• 2007-06-01 Listed $64,500 Stellar MLS as Distributed by MLS Grid
• 1985-11-01 Sold (Public Records) $10,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,288 · +25.4% YoY. Source: county tax records.