Cassidy Plan · Liberty Triangle, FL 34476

$205,990

3 bd · 2.5 ba · 1,220 sqft · SingleFamily · 283 Days on market

Excellent condition ↓ 10% since listing

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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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home opens to a modern kitchen with a center island and direct access to the family room, ideal for seamless modern living. Ideally situated upstairs to provide residents with maximum privacy are all three bedrooms. The owner's suite comes with an attached bathroom and walk-in closet, while down the hallway are two peaceful bedrooms. Rounding out the home is a convenient garage for storage space.

Key facts

• Downtown ocala
• Single-family homes
• Golf courses

Tags

• SINGLE-FAMILY HOMES
• MASTER-PLANNED COMMUNITY
• DOWNTOWN OCALA
• LOCAL SHOPS
• OUTDOOR RECREATION OPTIONS
• GOLF COURSES

🏗️ New construction. The $205,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $220,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $206k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $35 ($425/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (4.0% below list).
• Recommended offer: $181k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.5% in Liberty Triangle — 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.
• Zoned schools: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% FRL); Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents soft (-2.6%/yr); 1071 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 36% 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 $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 283 days — a 12% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $181,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $220,900
• List price: $205,990
• Delta: -0.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7195 SW 92nd St	0.14mi	3/2.5	1,220 (0%)	3mo	$218,000	$179	91
6691 SW 85th St	0.64mi	2/2.0 (-1)	1,200 (-2%)	6mo	$174,000	$145	55
14632 SW 68th Ter	0.62mi	3/2.0	1,089 (-11%)	10mo	$235,000	$216	43
6640 SW 85th Pl	0.60mi	3/2.0	1,370 (+12%)	12mo	$224,600	$164	39
8674 SW 62nd Ter	0.73mi	2/2.0 (-1)	1,274 (+4%)	21mo	$175,000	$137	34
6546 SW 85th St	0.69mi	2/2.0 (-1)	1,380 (+13%)	23mo	$212,000	$154	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-39,303
• Equity at exit: $32,937

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-53,590
• Equity at exit: $19,099

Cash invested: $61,852 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 10 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $244,900 ($176/sqft)
• Median days on market: 22 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34476

• Rents YoY: -2.6%
• Active inventory: 1071
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,158
• Tax est. 1.5%: −$276 /mo · $3,313/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $35

Break-even live

Break-even rent $1,932

Max offer price $220,900

Occupancy floor 93%

Sensitivity live

Price	-10% $188	-5% $112	+0% $35	+5% $-41	+10% $-117
Rent	-10% $-121	-5% $-43	+0% $35	+5% $114	+10% $192
Rate	-1.0pp $147	-0.5pp $92	base $35	+0.5pp $-22	+1.0pp $-80

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: $55,225
• Closing costs: $6,627
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7195 SW 92nd St Ocala, FL	3.0	2.5	1220	$1,750	$1.43	70d	1	0.12mi
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$2,270	$1.73	63d	27	0.55mi
6644 SW 84th St Ocala, FL	3.0	2.0	1485	$950	$0.64	70d	1	0.70mi
6534 SW 82nd Loop Ocala, FL	3.0	2.5	1450	$1,900	$1.31	63d	1	0.78mi
6676 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,710	$1.17	63d	1	0.88mi
6609 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,750	$1.20	63d	1	0.90mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	70d	1	1.04mi
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	63d	1	1.14mi
9853 SW 59th Cir Ocala, FL	2.0	1.0	935	$1,500	$1.60	63d	1	1.27mi
10312 SW 61st Terrace Rd Ocala, FL	2.0	2.0	1008	$1,650	$1.64	70d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $205,990 Active 283 DOM
2. 2026-08-07
   days on market $205,990 Active 282 DOM
3. 2026-08-06
   days on market $205,990 Active 281 DOM
4. 2026-08-05
   pricedays on market $205,990 Active 280 DOM
5. 2026-08-03
   days on market $218,990 Active 278 DOM
6. 2026-07-31
   days on market $218,990 Active 275 DOM
7. 2026-07-30
   days on market $218,990 Active 274 DOM
8. 2026-07-29
   days on market $218,990 Active 273 DOM
9. 2026-07-27
   days on market $218,990 Active 271 DOM
10. 2026-07-25
    days on market $218,990 Active 269 DOM
11. 2026-07-23
    days on market $218,990 Active 267 DOM
12. 2026-07-22
    days on market $218,990 Active 266 DOM
13. 2026-07-21
    days on market $218,990 Active 265 DOM
14. 2026-07-18
    days on market $218,990 Active 262 DOM
15. 2026-07-16
    days on market $218,990 Active 260 DOM
16. 2026-07-16
    days on market $218,990 Active 259 DOM
17. 2026-07-14
    days on market $218,990 Active 258 DOM
18. 2026-07-13
    days on market $218,990 Active 257 DOM
19. 2026-07-12
    days on market $218,990 Active 256 DOM
20. 2026-07-11
    days on market $218,990 Active 255 DOM
21. 2026-07-10
    days on market $218,990 Active 254 DOM
22. 2026-07-10
    days on market $218,990 Active 253 DOM
23. 2026-07-08
    days on market $218,990 Active 252 DOM
24. 2026-07-07
    days on market $218,990 Active 251 DOM
25. 2026-07-06
    days on market $218,990 Active 250 DOM
26. 2026-07-05
    days on market $218,990 Active 249 DOM
27. 2026-07-04
    days on market $218,990 Active 248 DOM
28. 2026-07-03
    days on market $218,990 Active 247 DOM
29. 2026-07-02
    days on market $218,990 Active 246 DOM
30. 2026-07-01
    price $218,990 Active 245 DOM
31. 2026-07-01
    days on market $215,990 Active 245 DOM
32. 2026-06-30
    days on market $215,990 Active 244 DOM
33. 2026-06-29
    days on market $215,990 Active 243 DOM
34. 2026-06-28
    days on market $215,990 Active 242 DOM
35. 2026-06-28
    days on market $215,990 Active 241 DOM
36. 2026-06-27
    days on market $215,990 Active 240 DOM
37. 2026-06-25
    pricedays on market $215,990 Active 238 DOM
38. 2026-06-23
    days on market $221,990 Active 236 DOM
39. 2026-06-22
    days on market $221,990 Active 235 DOM
40. 2026-06-18
    days on market $221,990 Active 232 DOM
41. 2026-06-17
    days on market $221,990 Active 231 DOM
42. 2026-06-16
    days on market $221,990 Active 230 DOM
43. 2026-06-15
    days on market $221,990 Active 229 DOM
44. 2026-06-14
    days on market $221,990 Active 227 DOM
45. 2026-06-13
    days on market $221,990 Active 226 DOM
46. 2026-06-10
    days on market $221,990 Active 224 DOM
47. 2026-06-09
    days on market $221,990 Active 223 DOM
48. 2026-06-08
    days on market $221,990 Active 222 DOM
49. 2026-06-07
    days on market $221,990 Active 221 DOM
50. 2026-06-03
    days on market $221,990 Active 217 DOM

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

Taxation est. · year 1

• Rental income: $23,727
• − Mortgage interest: −$12,374
• − Property taxes: −$3,313
• − Insurance: −$1,104
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$6,426
• Taxable loss: −$3,287
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $1,214/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.

Condition & rehab AI · 5 photos

Excellent 100/100 None rehab

This new two-story home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Landscaping — A well-maintained landscape can enhance curb appeal and property value. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Hammett Bowen Jr. Elementary School C+ FL #832/2,144 Nat'l #9,382/41,679 Middle Liberty Middle School F FL #360/571 Nat'l #5,872/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

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 — Liberty Triangle

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

Census & demographics

• Census place: Liberty Triangle, FL
• County: Marion County · 365,905 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% German/W. Germanic 1%

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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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-9.8% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $221,990 Zillow
• 2026-04-09 Relisted — Zillow
• 2026-04-01 Delisted — Zillow
• 2026-03-18 Price Changed $228,990 Zillow
• 2025-12-09 Price Changed $248,990 Zillow
• 2025-10-24 Relisted — Zillow
• 2025-09-17 Delisted — Zillow
• 2025-09-14 Listed $245,990 Zillow