11216 NW 8th Ln · Ocala Estates, FL 34482

$179,900

3 bd · 2.0 ba · 1,191 sqft · SingleFamily public records · 120 Days on market

Built 2006 9,583 sqft lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE, CLEAN THREE BEDROOM, TWO BATH HOME IN OCALA ESTATES. FRESHLY PAINTED AND SPACIOUS

Key facts

• Custom built shed
• Spacious workshop
• 9,583 sq ft lot

Tags

• PRIVATE FULLY FENCED LAND
• ENCLOSED FRONT AND BACK YARDS
• LAMINATE WOOD FLOORING
• ALL NATURAL WOOD CABINETS
• CUSTOM BUILT SHED
• SPACIOUS WORKSHOP

Property features AI

Finance

• Other: Homestead exemption indicated; Zoned R4; Lot approximately 0.22 acres (80 x 120)

Exterior

• Parking: Driveway; Garage with automatic door opener (22 x 15); 1 garage space; 1 carport space; Guest parking
• Utilities: Well water; Septic tank; Public utilities available
• Home design: Single family residence; One story; Northwest facing; Residential property
• Construction: Block, concrete, and stucco construction; Shingle roof; Slab foundation; Built as a single-level home
• Exterior features: Enclosed screened rear porch; Storage; Shed(s); Workshop; Chain link fence; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Concrete; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Thermostat (energy efficient)
• Interior features: Ceiling fans; Solid wood cabinets; Split bedroom layout; Storage rooms
• Laundry & utility: No laundry room (none listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.

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: Romeo Elementary School (math 51% / reading 41%, grade D-, #1,234 of 2,144 statewide, top 58%, 707 students, 76% 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 64% FRL track the district average.
• Market conditions: Rents rising fast (+11.1%/yr); 670 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 37% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $28k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $180k implies a 125% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.13% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.16×
• Total profit: $7,973
• Equity at exit: $26,824

10-year hold

• IRR: 17.5%
• Equity multiple: 2.78×
• Total profit: $89,679
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $415

Break-even live

Break-even rent $1,501

Max offer price $179,900

Occupancy floor 75%

Sensitivity live

Price	-10% $517	-5% $466	+0% $415	+5% $364	+10% $313
Rent	-10% $255	-5% $335	+0% $415	+5% $495	+10% $575
Rate	-1.0pp $505	-0.5pp $461	base $415	+0.5pp $368	+1.0pp $321

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11392 NW 16th Pl Ocala, FL	3.0	2.0	1264	$1,395	$1.10	15d	1	0.59mi

Listing history 19 events

1. 2026-05-20
   status Active
2. 2026-05-10
   status Pending
3. 2026-04-27
   price $179,900
4. 2026-04-14
   status Active
5. 2026-04-10
   historical
6. 2026-04-06
   price $189,900
7. 2026-01-13
   listed $207,500 Active
8. 2025-12-08
   historical
9. 2025-11-08
   listed $220,000 Active
10. 2016-09-02
    soldstatus $79,900
11. 2016-08-30
    soldstatus $79,900 87-char remark

    Show marketing remark (87 chars)

    NICE, CLEAN THREE BEDROOM, TWO BATH HOME IN OCALA ESTATES. FRESHLY PAINTED AND SPACIOUS

12. 2016-05-02
    listed $79,900 87-char remark

    Show marketing remark (87 chars)

    NICE, CLEAN THREE BEDROOM, TWO BATH HOME IN OCALA ESTATES. FRESHLY PAINTED AND SPACIOUS

13. 2009-09-28
    soldstatus $63,000
14. 2009-08-12
    historical
15. 2009-07-18
    listed $64,900
16. 2009-06-20
    listed $99,000
17. 2006-07-27
    soldstatus $127,500
18. 2006-07-20
    soldstatus $127,500
19. 2006-06-26
    listed $159,900

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,008 · $167/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $24,312
• − Mortgage interest: −$10,077
• − Property taxes: −$2,008
• − Insurance: −$900
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$5,233
• Taxable income: $2,204
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $4,449/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 Estates

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

Census & demographics

• Census place: Ocala Estates, FL
• County: Marion County · 315,796 people
• 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

+12.5% since first listed

19 events — show timeline

• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Listed $207,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-08 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-02 Sold (Public Records) $79,900 Public Records
• 2016-08-30 Sold (MLS) $79,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-02 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2009-09-28 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2009-08-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-07-18 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2009-06-20 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-27 Sold (MLS) $127,500 Stellar MLS as Distributed by MLS Grid
• 2006-07-20 Sold (Public Records) $127,500 Public Records
• 2006-06-26 Listed $159,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2025): $2,008 · -20.4% YoY. Source: county tax records.