3630 NE 8th Pl #304 · Ocala, FL 34470

$140,000

2 bd · 2.0 ba · 1,040 sqft · Condo public records · 112 Days on market

Built 2007 $135/sqft · 32% below area Est $206k · 32% under $235/mo HOA · 17% 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 +8.2/30.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-located condominium in the heart of Ocala. This unit offers low-maintenance living with convenient access to shopping, dining, medical facilities, and major roadways. Ideal for a primary residence or investment opportunity. Motivated SELLER

Key facts

• 1,040 sq ft lot
• Built 2007
• Listed 112 days

Tags

• WELL-LOCATED CONDOMINIUM
• LOW-MAINTENANCE LIVING
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (2.6% below list).
• Recommended offer: $117k (16.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.1% in Ocala — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• 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: Ward-Highlands Elementary School (math 60% / reading 55%, grade C+, #764 of 2,144 statewide, top 36%, 959 students, 59% FRL); Fort King Middle School (math 37% / reading 35%, grade F, #410 of 571 statewide, top 72%, 1,092 students, 71% FRL); Vanguard High School (math 22% / reading 48%, grade F, #379 of 667 statewide, top 58%, 1,661 students, 59% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents soft (-0.1%/yr); 297 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% of the median local income ($52k/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 $968 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 112 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (10%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,524 (16.8% 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 112 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 8.6

CMA / ARV

• ARV (median comp): $206,474
• List price: $140,000
• Delta: -32.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.4%
• Equity multiple: 0.11×
• Total profit: $-34,977
• Equity at exit: $20,874

10-year hold

• IRR: -48.4%
• Equity multiple: -0.43×
• Total profit: $-56,111
• Equity at exit: $12,105

Cash invested: $39,200 (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 34470

• Home prices YoY: -27.6%
• Rents YoY: -0.1%
• Active inventory: 297
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$734
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$58
• HOA: −$235
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-133

Break-even live

Break-even rent $1,532

Max offer price $116,524

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-93	+0% $-133	+5% $-173	+10% $-212
Rent	-10% $-241	-5% $-187	+0% $-133	+5% $-79	+10% $-25
Rate	-1.0pp $-62	-0.5pp $-97	base $-133	+0.5pp $-169	+1.0pp $-206

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 NE 33rd Ave Ocala, FL	2.0	1.0	950	$1,499	$1.58	15d	1	0.52mi
1529 NE 39th Ave Ocala, FL	1.0–2.0	1.0	720	$1,290	$1.79	15d	12	0.53mi
720 NE 30th Ave Unit 720-H Ocala, FL	2.0	1.0	945	$1,195	$1.26	23d	1	0.66mi
720 NE 30th Ave Unit 720-U Ocala, FL	2.0	1.0	945	$995	$1.05	23d	1	0.66mi
720 NE 30th Ave Unit 720-P Ocala, FL	2.0	1.0	945	$1,100	$1.16	23d	1	0.66mi
2935 NE 7th St #310 Ocala, FL	2.0	2.0	1146	$2,300	$2.01	15d	1	0.69mi
1725 NE 36th Ave Ocala, FL	2.0–3.0	1.0–2.0	1186	$1,350	$1.14	15d	5	0.74mi
3651 NE 20th Pl Ocala, FL	2.0	1.5	1178	$1,350	$1.15	23d	1	0.88mi
2701 NE 7th St Ocala, FL	1.0–3.0	1.0–2.0	998	$1,424	$1.43	15d	16	0.92mi
2701 NE 10th St #406 Ocala, FL	2.0	2.5	1200	$1,450	$1.21	15d	1	0.92mi
411 NE 26th Ct Ocala, FL	2.0	1.0	1000	$1,299	$1.30	15d	1	0.99mi
NE 21st St Ocala, FL	2.0	1.5	1178	$1,199	$1.02	23d	1	1.09mi
2305 NE 40th Ave Ocala, FL	2.0	2.0	1110	$1,425	$1.28	15d	1	1.10mi
2321 NE 3rd St Ocala, FL	1.0–3.0	1.0–2.0	1010	$744	$0.74	15d	1	1.32mi
2281 NE 2nd St Ocala, FL	2.0	2.0	1000	$1,499	$1.50	23d	1	1.36mi
2152 NE 3rd St Ocala, FL	2.0	1.0	750	$1,200	$1.60	15d	1	1.46mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-30
   remarks 285-char remark
2. 2026-05-30
   status $140,000 Pending 112 DOM
3. 2026-05-08
   price $140,000 245-char remark

   Show marketing remark (245 chars)

   Well-located condominium in the heart of Ocala. This unit offers low-maintenance living with convenient access to shopping, dining, medical facilities, and major roadways. Ideal for a primary residence or investment opportunity. Motivated SELLER

4. 2026-05-03
   price $145,000 245-char remark

   Show marketing remark (245 chars)

   Well-located condominium in the heart of Ocala. This unit offers low-maintenance living with convenient access to shopping, dining, medical facilities, and major roadways. Ideal for a primary residence or investment opportunity. Motivated SELLER

5. 2026-02-25
   price $149,999 245-char remark

   Show marketing remark (245 chars)

   Well-located condominium in the heart of Ocala. This unit offers low-maintenance living with convenient access to shopping, dining, medical facilities, and major roadways. Ideal for a primary residence or investment opportunity. Motivated SELLER

6. 2026-02-23
   price $150,000 245-char remark

   Show marketing remark (245 chars)

   Well-located condominium in the heart of Ocala. This unit offers low-maintenance living with convenient access to shopping, dining, medical facilities, and major roadways. Ideal for a primary residence or investment opportunity. Motivated SELLER

7. 2026-02-06
   listed $155,000 Active 245-char remark

   Show marketing remark (245 chars)

   Well-located condominium in the heart of Ocala. This unit offers low-maintenance living with convenient access to shopping, dining, medical facilities, and major roadways. Ideal for a primary residence or investment opportunity. Motivated SELLER

8. 2025-03-06
   historical $1,400
9. 2025-02-21
   price $1,400
10. 2025-02-08
    listed $1,500
11. 2025-01-22
    soldstatus $155,000 Closed 505-char remark

    Show marketing remark (505 chars)

    One or more photo(s) has been virtually staged. Great condo in a convenient location - walk to grocery stores, restaurants, and public transportation. This well-maintained unit features two bedrooms & two bathrooms with a combination of ceramic tile and vinyl flooring throughout, fresh paint in neutral colors, large kitchen with pantry closet, W & D hookup, and nice backyard space. HOA includes exterior maintenance, exterior insurance, lawn care, exterior pest control, and trash collection.

12. 2025-01-10
    status Pending 505-char remark

    Show marketing remark (505 chars)

    One or more photo(s) has been virtually staged. Great condo in a convenient location - walk to grocery stores, restaurants, and public transportation. This well-maintained unit features two bedrooms & two bathrooms with a combination of ceramic tile and vinyl flooring throughout, fresh paint in neutral colors, large kitchen with pantry closet, W & D hookup, and nice backyard space. HOA includes exterior maintenance, exterior insurance, lawn care, exterior pest control, and trash collection.

13. 2024-10-19
    listed $169,500 Active 505-char remark

    Show marketing remark (505 chars)

    One or more photo(s) has been virtually staged. Great condo in a convenient location - walk to grocery stores, restaurants, and public transportation. This well-maintained unit features two bedrooms & two bathrooms with a combination of ceramic tile and vinyl flooring throughout, fresh paint in neutral colors, large kitchen with pantry closet, W & D hookup, and nice backyard space. HOA includes exterior maintenance, exterior insurance, lawn care, exterior pest control, and trash collection.

14. 2011-10-05
    soldstatus $38,000
15. 2007-05-01
    soldstatus $84,900

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $2,192 · $183/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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,364
• − Mortgage interest: −$7,842
• − Property taxes: −$2,192
• − Insurance: −$700
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − HOA: −$2,820
• − Depreciation: −$4,073
• Taxable loss: −$3,881
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $-663/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

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,443
• Household income: $52,083
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 771.0

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 (71%)
• Race & ethnicity: White 71% Two or more races 12% Hispanic / Latino 12% Black 10% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 9%

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: ▼ -92.74%
• Current HPI: 242.686
• Rent YoY: ▼ -0.07%
• 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

+64.9% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $149,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Rental Removed $1,400 STELLARMLS
• 2025-02-21 Price Changed $1,400 STELLARMLS
• 2025-02-08 Listed for Rent $1,500 STELLARMLS
• 2025-01-22 Sold (MLS) $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-19 Listed $169,500 Stellar MLS as Distributed by MLS Grid
• 2011-10-05 Sold (Public Records) $38,000 Public Records
• 2007-05-01 Sold (Public Records) $84,900 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,192 · +4.7% YoY. Source: county tax records.