9370 SW 85th Ter Unit C · On Top of the World, FL 34481

$94,990

2 bd · 2.0 ba · 1,179 sqft · Condo public records · 56 Days on market

Built 1987 $81/sqft · 46% below area Est $175k · 46% under $530/mo HOA · 34% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• 1% rule +10.0/10.0
• Schools +3.6/10.0
• DSCR +3.0/10.0
• 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

Philadelphia model. Excellent condition, move-in ready and furniture already there. Home is being sold as-is. Murphy bed in guest room, beautiful view from front porch. Close to shopping. Needs a little TLC.

Key facts

• 3,429 sq ft lot
• Garage
• Built 1987

Property features AI

Finance

• Other: Unfurnished; Living area about 1,179 sq ft (per public records); Building area about 1,687 sq ft (per public records)
• Financial info: Total annual fees $6,360; Lease restrictions apply
• HOA & community: HOA: ON TOP OF THE WORLD; Monthly HOA fee $530 (required); Senior community; Playground on site; Pets allowed

Exterior

• Parking: Attached garage (1 car, 10x18)
• Utilities: Public sewer; Public utilities; No listed water source
• Home design: Villa (residential); Single-story; Faces southeast; PUD zoning
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on less than 1/4 acre lot (approx. 0.08 acres)
• Exterior features: Other exterior features; Concrete road surface

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Ceramic tile flooring
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-51 ($-613/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (9.5% below list).
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.9% in On Top of the World — 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 D — 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: 1151 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($57k/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 $656 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $95k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 34% of rent.
• 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 $85,967 (9.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 5.1

CMA / ARV

• ARV (median comp): $175,413
• List price: $94,990
• Delta: -45.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.31×
• Total profit: $-18,238
• Equity at exit: $14,163

10-year hold

• IRR: -11.3%
• Equity multiple: 0.31×
• Total profit: $-18,415
• Equity at exit: $8,213

Cash invested: $26,597 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$498
• Tax from tax record: −$213 /mo · $2,562/yr
• Insurance: −$40
• HOA: −$530
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-51

Break-even live

Break-even rent $1,622

Max offer price $85,967

Occupancy floor 98%

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: $23,748
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	0.33mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.35mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	0.35mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	14d	1	0.42mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.45mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.47mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	14d	1	0.69mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	14d	1	0.80mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	21d	1	0.92mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	0.99mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	1.08mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	1.11mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	1.27mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	21d	1	1.33mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	21d	1	1.44mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	21d	1	1.44mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	21d	1	1.48mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $94,990 Active 56 DOM
2. 2026-06-17
   days on market $94,990 Active 55 DOM
3. 2026-06-16
   days on market $94,990 Active 54 DOM
4. 2026-06-15
   days on market $94,990 Active 53 DOM
5. 2026-06-14
   days on market $94,990 Active 51 DOM
6. 2026-06-13
   days on market $94,990 Active 50 DOM
7. 2026-06-10
   days on market $94,990 Active 48 DOM
8. 2026-06-09
   days on market $94,990 Active 47 DOM
9. 2026-06-08
   days on market $94,990 Active 46 DOM
10. 2026-06-07
    days on market $94,990 Active 45 DOM
11. 2026-06-03
    days on market $94,990 Active 41 DOM
12. 2026-06-02
    days on market $94,990 Active 40 DOM
13. 2026-06-01
    days on market $94,990 Active 39 DOM
14. 2026-05-31
    days on market $94,990 Active 38 DOM
15. 2026-05-30
    days on market $94,990 Active 37 DOM
16. 2026-05-04
    price $94,990 110-char remark
17. 2026-04-23
    listed $99,990 Active 110-char remark
18. 2015-04-03
    soldstatus $36,000 207-char remark

    Show marketing remark (207 chars)

    Philadelphia model. Excellent condition, move-in ready and furniture already there. Home is being sold as-is. Murphy bed in guest room, beautiful view from front porch. Close to shopping. Needs a little TLC.

19. 2015-04-03
    soldstatus $36,000

    Show marketing remark (207 chars)

    Philadelphia model. Excellent condition, move-in ready and furniture already there. Home is being sold as-is. Murphy bed in guest room, beautiful view from front porch. Close to shopping. Needs a little TLC.

20. 2015-02-05
    listed $36,900 207-char remark

    Show marketing remark (207 chars)

    Philadelphia model. Excellent condition, move-in ready and furniture already there. Home is being sold as-is. Murphy bed in guest room, beautiful view from front porch. Close to shopping. Needs a little TLC.

21. 2011-06-06
    soldstatus $30,000
22. 2011-05-12
    soldstatus $30,000

    Show marketing remark (207 chars)

    PHILADELPHIAN IN EXCELLENT CONDITION, MOVE RIGHT IN, FURNITURE ALREADY THERE, NEWLY PAINTED, NEW CARPET, AC 1 YEAR NEW, MURPHY BED IN GUEST ROOM, WASHER NEW. BEAUTIFUL VIEW IN FRONT. WALK TO SHOPPING CENTER.

23. 2011-03-24
    listed $39,000

    Show marketing remark (207 chars)

    PHILADELPHIAN IN EXCELLENT CONDITION, MOVE RIGHT IN, FURNITURE ALREADY THERE, NEWLY PAINTED, NEW CARPET, AC 1 YEAR NEW, MURPHY BED IN GUEST ROOM, WASHER NEW. BEAUTIFUL VIEW IN FRONT. WALK TO SHOPPING CENTER.

24. 1996-12-12
    soldstatus $58,000
25. 1995-03-01
    soldstatus $55,000

ⓘ 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: $2,562 · $213/mo
• Projected year-2 tax: $2,562 · $213/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 4/10 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: $18,685
• − Mortgage interest: −$5,321
• − Property taxes: −$2,562
• − Insurance: −$475
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − HOA: −$6,360
• − Depreciation: −$2,763
• Taxable loss: −$1,785
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $-184/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 — On Top of the World

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

Census & demographics

• Census place: On Top of the World, FL
• County: Marion County · 315,796 people
• City population: 25,668
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• 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

+72.7% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $94,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $99,990 Stellar MLS as Distributed by MLS Grid
• 2015-04-03 Sold (Public Records) $36,000 Public Records
• 2015-04-03 Sold (MLS) $36,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-05 Listed $36,900 Stellar MLS as Distributed by MLS Grid
• 2011-06-06 Sold (Public Records) $30,000 Public Records
• 2011-05-12 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-24 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 1996-12-12 Sold (Public Records) $58,000 Public Records
• 1995-03-01 Sold (Public Records) $55,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,562 · +0.3% YoY. Source: county tax records.