255 Marion Oaks Golf Rd · Marion Oaks, FL 34473

$290,000

4 bd · 3.0 ba · 1,669 sqft · Land · 156 Days on market

Built 2025 10,454 sqft lot $174/sqft · at area comps Est $277k · at est.

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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 +11.7/30.0
• ARV discount +5.5/15.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and modern 4-bedroom, 3-bathroom home located in the heart of Marion Oaks. Offering 1,669 square feet of thoughtfully designed living space, this home provides the perfect balance of comfort and functionality. Step inside to a bright, open-concept layout ideal for everyday living and entertaining. The split floor plan ensures privacy, featuring a generously sized primary suite complete with a walk-in closet and a private en-suite bathroom. The kitchen showcases modern finishes, ample cabinetry, and seamlessly connects to the dining and living areas. Enjoy Florida living year-round from the covered lanai—perfect for relaxing or hosting guests outdoors. Conveniently located near schools, shopping, and major roadways, this move-in-ready home is an excellent opportunity for families, remote professionals, or anyone looking to settle in a growing community. Don’t miss your chance to make this beautiful home yours—schedule your private showing today!

Key facts

• Walk-in closet
• Split floor plan
• Primary suite

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT FLOOR PLAN
• PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATHROOM
• MODERN FINISHES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (29.4% below list).
• Recommended offer: $205k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in Marion Oaks — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 1355 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 34% 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 $9k 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 156 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $290k implies a 4733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $204,867 (29.4% 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 156 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

• ARV (median comp): $277,485
• List price: $290,000
• Delta: 4.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-62,582
• Equity at exit: $43,240

10-year hold

• IRR: -26.3%
• Equity multiple: -0.11×
• Total profit: $-90,358
• Equity at exit: $25,074

Cash invested: $81,200 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1355
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-149

Break-even live

Break-even rent $2,237

Max offer price $263,732

Occupancy floor —

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
267 Marion Oaks Golf Rd Ocala, FL	4.0	2.0	1578	$1,799	$1.14	13d	1	0.06mi
4473 SW 168th Ln Ocala, FL	4.0	2.0	1799	$2,000	$1.11	13d	1	0.18mi
4513 SW 170th Street Rd Ocala, FL	4.0	2.0	1765	$1,950	$1.10	20d	1	0.32mi
550 Marion Oaks Blvd Ocala, FL	4.0	2.0	1578	$1,850	$1.17	13d	1	0.32mi
393 Marion Oaks Golf Rd Ocala, FL	4.0	2.0	1787	$1,950	$1.09	13d	1	0.36mi
4535 SW 172nd Street Rd Ocala, FL	4.0	3.0	1865	$2,150	$1.15	13d	1	0.38mi
17000 SW 41st Ct Ocala, FL	4.0	2.0	1640	$2,000	$1.22	13d	1	0.40mi
566 Marion Oaks Blvd Ocala, FL	4.0	2.0	1796	$2,100	$1.17	13d	1	0.43mi
333 Marion Oaks Golf Way Ocala, FL	4.0	2.0	1617	$1,695	$1.05	13d	1	0.55mi
17191 SW 40th Ter Ocala, FL	4.0	2.0	1787	$1,950	$1.09	13d	1	0.60mi
16094 SW 42nd Ter Ocala, FL	4.0	2.0	1796	$1,899	$1.06	13d	1	0.67mi
16090 SW 42nd Ter Ocala, FL	4.0	2.0	1796	$1,899	$1.06	13d	1	0.69mi
3540 SW 163rd Place Rd Unit 2 Ocala, FL	3.0	2.0	1214	$1,600	$1.32	21d	1	0.88mi
15944 SW 53rd Ct Ocala, FL	3.0	2.0	1321	$1,850	$1.40	21d	1	0.98mi
4605 SW 158th Street Rd Ocala, FL	3.0	2.0	1710	$1,695	$0.99	21d	1	1.01mi
15962 SW 53rd Ct Ocala, FL	3.0	2.0	1380	$1,800	$1.30	13d	1	1.02mi
16090 SW 35th Court Rd Ocala, FL	4.0	2.0	1799	$1,950	$1.08	13d	1	1.07mi
16100 SW 35th Court Rd Ocala, FL	4.0	2.0	1578	$1,750	$1.11	13d	1	1.09mi
16170 SW 33rd Avenue Rd Ocala, FL	3.0	2.0	1200	$1,550	$1.29	13d	1	1.09mi
15760 SW 55th Avenue Rd Ocala, FL	3.0	2.0	1514	$2,000	$1.32	21d	1	1.12mi
16054 SW 55th Avenue Rd Ocala, FL	4.0	2.0	1696	$1,950	$1.15	13d	1	1.14mi
16210 SW 59th Avenue Rd Ocala, FL	4.0	2.0	1622	$2,200	$1.36	13d	1	1.18mi
15885 SW 35th Court Rd Unit 1 Ocala, FL	3.0	2.0	1201	$1,550	$1.29	21d	1	1.18mi
16619 SW 31st Cir Ocala, FL	3.0	2.0	1536	$1,900	$1.24	13d	1	1.21mi
5141 SW 157th St Ocala, FL	4.0	2.0	1797	$1,899	$1.06	13d	1	1.21mi
15712 SW 37th Cir Ocala, FL	3.0	2.0	1822	$1,850	$1.02	21d	1	1.23mi
15568 SW 46th Cir Ocala, FL	4.0	2.0	1833	$2,200	$1.20	13d	1	1.23mi
16690 SW 29th Terrace Rd Ocala, FL	4.0	2.0	1617	$1,725	$1.07	21d	1	1.24mi
15713 SW 49th Avenue Rd Ocala, FL	4.0	2.0	1787	$1,899	$1.06	13d	1	1.24mi
3087 SW 172nd Lane Rd Ocala, FL	4.0	2.0	1676	$2,150	$1.28	13d	1	1.27mi
3022 SW 168th Loop Ocala, FL	3.0	2.0	1478	$1,800	$1.22	13d	1	1.27mi
16292 SW 30th Ter Ocala, FL	3.0	2.0	1482	$1,650	$1.11	21d	1	1.31mi
15831 SW 34th Court Rd Ocala, FL	3.0	2.0	1402	$1,715	$1.22	13d	1	1.33mi
5029 SW 155th Loop Ocala, FL	4.0	2.0	1797	$1,899	$1.06	13d	1	1.36mi
17029 SW 30th Avenue Rd Ocala, FL	3.0	2.0	1312	$1,745	$1.33	13d	1	1.37mi
5077 SW 155th Loop Ocala, FL	4.0	2.0	1761	$2,045	$1.16	13d	1	1.38mi
15755 SW 33rd Avenue Rd Unit 1 Ocala, FL	3.0	2.0	1107	$1,300	$1.17	21d	1	1.40mi
15945 SW 57th Terrace Rd Ocala, FL	3.0	2.0	1416	$1,675	$1.18	21d	1	1.41mi
357 Marion Oaks Blvd Unit 2 Ocala, FL	3.0	2.0	1201	$1,695	$1.41	13d	1	1.44mi
2836 SW 161st Loop Ocala, FL	3.0	2.0	1357	$1,675	$1.23	13d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $290,000 Active 156 DOM
2. 2026-06-17
   days on market $290,000 Active 155 DOM
3. 2026-06-16
   days on market $290,000 Active 154 DOM
4. 2026-06-15
   days on market $290,000 Active 153 DOM
5. 2026-06-14
   days on market $290,000 Active 151 DOM
6. 2026-06-13
   days on market $290,000 Active 150 DOM
7. 2026-06-10
   days on market $290,000 Active 148 DOM
8. 2026-06-09
   days on market $290,000 Active 147 DOM
9. 2026-06-08
   days on market $290,000 Active 146 DOM
10. 2026-06-07
    pricedays on market $290,000 Active 145 DOM
11. 2026-05-31
    days on market $300,000 Active 143 DOM
12. 2026-05-30
    days on market $300,000 Active 142 DOM
13. 2026-03-29
    price $300,000 1001-char remark

    Show marketing remark (1001 chars)

    Welcome to this spacious and modern 4-bedroom, 3-bathroom home located in the heart of Marion Oaks. Offering 1,669 square feet of thoughtfully designed living space, this home provides the perfect balance of comfort and functionality. Step inside to a bright, open-concept layout ideal for everyday living and entertaining. The split floor plan ensures privacy, featuring a generously sized primary suite complete with a walk-in closet and a private en-suite bathroom. The kitchen showcases modern finishes, ample cabinetry, and seamlessly connects to the dining and living areas. Enjoy Florida living year-round from the covered lanai—perfect for relaxing or hosting guests outdoors. Conveniently located near schools, shopping, and major roadways, this move-in-ready home is an excellent opportunity for families, remote professionals, or anyone looking to settle in a growing community. Don’t miss your chance to make this beautiful home yours—schedule your private showing today!

14. 2026-01-08
    listed $310,000 Active 1001-char remark

    Show marketing remark (1001 chars)

    Welcome to this spacious and modern 4-bedroom, 3-bathroom home located in the heart of Marion Oaks. Offering 1,669 square feet of thoughtfully designed living space, this home provides the perfect balance of comfort and functionality. Step inside to a bright, open-concept layout ideal for everyday living and entertaining. The split floor plan ensures privacy, featuring a generously sized primary suite complete with a walk-in closet and a private en-suite bathroom. The kitchen showcases modern finishes, ample cabinetry, and seamlessly connects to the dining and living areas. Enjoy Florida living year-round from the covered lanai—perfect for relaxing or hosting guests outdoors. Conveniently located near schools, shopping, and major roadways, this move-in-ready home is an excellent opportunity for families, remote professionals, or anyone looking to settle in a growing community. Don’t miss your chance to make this beautiful home yours—schedule your private showing today!

15. 2003-12-23
    soldstatus $6,000
16. 2003-05-20
    soldstatus $1,000

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: +$1,698/yr (+$142/mo · 239.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,584
• − Mortgage interest: −$16,245
• − Property taxes: −$709
• − Insurance: −$2,248
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$8,436
• Taxable loss: −$6,987
• Est. tax savings @ 24.0%: +$1,677
• After-tax cash flow: $-108/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

+29900.0% since first listed

4 events — show timeline

• 2026-03-29 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2003-12-23 Sold (Public Records) $6,000 Public Records
• 2003-05-20 Sold (Public Records) $1,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $709 · +103.0% YoY. Source: county tax records.