6361 SW 129th St · Marion Oaks, FL 34473

$249,900

3 bd · 2.0 ba · 1,312 sqft · Land · 85 Days on market

Built 2025 10,019 sqft lot

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Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. This amazing home boasts an open floorplan (Andros) with tall ceilings and an 8 ft slider for a bright, airy, open feeling. This elegant home offers 3 Generous sized bedrooms and 2 full baths. Enter the home to a massive great room including a spacious dining area that opens to the kitchen. The large chef’s kitchen overlooks the great room & dining area and includes quartz counters atop solid wood cabinets with soft closed doors and drawers embellished with elegant hardware. a laundry room off the kitchen. The Primary bedroom is spacious and has a top tier bathroom with a tiled walk-in shower, dual sinks and a massive walk-in closet. There

Key facts

• Quartz counters
• Tall ceilings
• Open floorplan

Tags

• OPEN FLOORPLAN
• TALL CEILINGS
• MASSIVE GREAT ROOM
• SPACIOUS DINING AREA
• LARGE CHEF'S KITCHEN
• QUARTZ COUNTERS

Property features AI

Finance

• Other: Zoned R1; Permit number 2025031831; Builder license CGC1534535
• Financial info: No CDD; No lease restrictions indicated; Unfurnished

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Water available
• Home design: Single family residence; One story; Completed new construction; Faces southwest
• Construction: Block and concrete construction; Shingle roof; Block and slab foundation; Built by Estela Living LLC (model: Andros); Projected completion March 31, 2026
• Exterior features: Asphalt road access; Lot dimensions 81 x 125; Lot approximately 0.23 acres (about 931 m²)

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Sliding doors; Private mailbox
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (23.5% below list).
• Recommended offer: $191k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Rents soft (-0.7%/yr); 1372 active listings in the ZIP; 18 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 32% of the median local income ($72k/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 $7k 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 85 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,157 (23.5% 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 85 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.76% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -25.9%
• Equity multiple: 0.14×
• Total profit: $-59,880
• Equity at exit: $37,261

10-year hold

• IRR: -36.4%
• Equity multiple: -0.31×
• Total profit: $-91,460
• Equity at exit: $21,607

Cash invested: $69,972 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1372
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-217

Break-even live

Break-even rent $2,186

Max offer price $218,520

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-131	+0% $-217	+5% $-303	+10% $-390
Rent	-10% $-368	-5% $-292	+0% $-217	+5% $-141	+10% $-66
Rate	-1.0pp $-91	-0.5pp $-153	base $-217	+0.5pp $-282	+1.0pp $-347

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13915 SW 64th Terrace Rd Unit 1 Ocala, FL	3.0	2.0	1124	$1,524	$1.36	14d	1	0.15mi
6555 SW 129th Loop Ocala, FL	3.0	2.0	1357	$1,675	$1.23	14d	1	0.34mi
13153 SW 65th Cir Ocala, FL	4.0	2.0	1696	$1,950	$1.15	22d	1	0.46mi
6732 SW 132nd St Ocala, FL	4.0	2.0	1774	$1,950	$1.10	14d	1	0.55mi
13205 SW 65th Cir Ocala, FL	4.0	3.0	1802	$2,200	$1.22	14d	1	0.60mi
5726 SW 129th Place Rd Ocala, FL	4.0	2.0	1787	$1,899	$1.06	22d	1	0.63mi
6872 SW 132nd St Ocala, FL	4.0	2.0	1774	$2,200	$1.24	22d	1	0.65mi
5844 SW 132nd Pl Ocala, FL	3.0	2.0	1328	$1,850	$1.39	14d	1	0.66mi
6872 SW 132nd Pl Ocala, FL	4.0	2.0	1774	$2,200	$1.24	22d	1	0.66mi
13664 SW 61st Ct Unit 1 Ocala, FL	3.0	2.0	1187	$1,500	$1.26	22d	1	0.76mi
13616 SW 61st Cir Ocala, FL	3.0	2.0	1313	$1,595	$1.21	22d	1	0.87mi
7052 SW 131st Loop Ocala, FL	3.0	2.0	1718	$1,550	$0.90	22d	1	0.95mi
7146 SW 134th St Ocala, FL	3.0	2.0	1733	$1,600	$0.92	22d	1	0.98mi
7060 SW 131st Loop Ocala, FL	4.0	2.0	1787	$1,899	$1.06	14d	1	1.00mi
7011 SW 136th Ln Ocala, FL	3.0	2.0	1670	$2,300	$1.38	14d	1	1.08mi
6367 SW 117th Street Rd Ocala, FL	3.0	2.0	1602	$2,650	$1.65	22d	1	1.28mi
13215 SW 77th Ave Ocala, FL	3.0	2.0	1315	$1,800	$1.37	14d	1	1.41mi
14257 SW 60th Ter #1 Ocala, FL	3.0	2.0	1215	$2,400	$1.98	14d	1	1.48mi

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   price $249,900
3. 2026-02-25
   status Active
4. 2026-02-20
   status Pending
5. 2026-01-30
   listed $275,000 Active
6. 2004-12-20
   soldstatus $259,000
7. 2004-05-21
   soldstatus $12,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,939
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$7,270
• Taxable loss: −$6,997
• Est. tax savings @ 24.0%: +$1,679
• After-tax cash flow: $-923/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 — Marion Oaks

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

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+1982.5% since first listed

7 events — show timeline

• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-20 Sold (Public Records) $259,000 Public Records
• 2004-05-21 Sold (Public Records) $12,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $435 · +15.1% YoY. Source: county tax records.