Mystique Grand Plan · On Top of the World, FL 34481

$438,990

3 bd · 3.0 ba · 2,748 sqft · SingleFamily · 574 Days on market

Excellent condition ↓ 2% since listing

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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).

• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Cash flow +3.7/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Mystique home design has ample space that boasts convenience and functionality. The owner's suite sits on the main floor. Upstairs, enjoy a generous loft that includes an additional bedroom, full bath and walk-in closet. Enjoy the versatility of a flex room just off the foyer that can serve as an extra bedroom, study or office.

Key facts

• Generous loft
• Flex room
• Owner's suite

Tags

• OWNER'S SUITE
• GENEROUS LOFT
• FLEX ROOM

🏗️ New construction. The $438,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $499,685.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $439k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (42.5% below list).
• Recommended offer: $252k (42.5% 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.
• Zoned schools: Saddlewood Elementary School (math 62% / reading 54%, grade C+, #751 of 2,144 statewide, top 36%, 917 students, 58% 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: 1552 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $2,524/mo this rent would consume 53% of the median local household income ($57k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 574 days — a 12% lower offer ($386k) is reasonable based on typical stale-listing flexibility.

Recommended offer $252,378 (42.5% 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 574 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.51% ✗
• Cap rate: 2.79%
• Cash-on-cash: -12.52%
• DSCR: 0.44
• GRM: 16.5

CMA / ARV

• ARV (median comp): $499,685
• List price: $438,990
• Delta: -12.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9175 SW 65th Loop	0.08mi	3/3.5	2,844 (+4%)	6mo	$630,000	$222	83
5992 SW 90th Court Rd	0.42mi	3/4.0	2,892 (+5%)	6mo	$820,000	$284	62
9160 SW 57th Place Rd	0.57mi	3/3.5	2,808 (+2%)	8mo	$615,000	$219	61
6357 SW 97th Terrace Rd	0.52mi	3/3.0	2,512 (-9%)	4mo	$540,000	$215	58
6135 SW 86th Cir	0.60mi	3/3.0	2,512 (-9%)	2mo	$600,000	$239	56
6369 SW 97th Terrace Rd	0.55mi	3/3.0	2,512 (-9%)	5mo	$717,000	$285	56
6680 SW 95th Cir	0.63mi	3/3.0	2,534 (-8%)	4mo	$540,000	$213	54
6016 SW 84th Ter	0.73mi	3/3.5	2,808 (+2%)	8mo	$639,950	$228	53
5564 SW 90th Ave	0.58mi	3/3.5	2,990 (+9%)	5mo	$550,000	$184	52
6898 SW 95th Cir	0.73mi	3/3.0	2,638 (-4%)	9mo	$385,000	$146	52
6131 SW 86th Cir	0.61mi	3/3.0	2,483 (-10%)	7mo	$670,000	$270	50
6339 SW 97th Terrace Rd	0.48mi	3/3.0	2,397 (-13%)	9mo	$505,000	$211	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -39.5%
• Equity multiple: -0.24×
• Total profit: $-173,884
• Equity at exit: $74,505

10-year hold

• IRR: -62.0%
• Equity multiple: -0.94×
• Total profit: $-270,950
• Equity at exit: $43,204

Cash invested: $139,912 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 59 active · 20 under contract
• Months of supply: 17.7 mo (6%/mo absorbed)
• Median asking: $494,494 ($218/sqft)
• Median days on market: 110 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: -16.4% vs current asking $/sqft

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

ZIP-level market 34481

• Home prices YoY: -25.2%
• Active inventory: 1552
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$2,620
• Tax est. 1.5%: −$625 /mo · $7,495/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-1,459

Break-even live

Break-even rent $4,371

Max offer price $288,504

Occupancy floor —

Sensitivity live

Price	-10% $-1,114	-5% $-1,287	+0% $-1,459	+5% $-1,632	+10% $-1,805
Rent	-10% $-1,659	-5% $-1,559	+0% $-1,459	+5% $-1,360	+10% $-1,260
Rate	-1.0pp $-1,208	-0.5pp $-1,332	base $-1,459	+0.5pp $-1,589	+1.0pp $-1,721

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: $124,921
• Closing costs: $14,991
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5936 SW 90th Court Rd Ocala, FL	3.0	1.5	2483	$2,995	$1.21	109d	1	0.39mi
6360 SW 82nd Ter Ocala, FL	2.0	2.0	2200	$2,495	$1.13	6d	1	1.04mi
9013 SW 79th Ln Ocala, FL	2.0	2.0	2118	$2,300	$1.09	6d	1	1.17mi
5859 SW 77th Ct Ocala, FL	4.0	3.0	1921	$2,400	$1.25	6d	1	1.28mi
7707 SW 58th Pl Ocala, FL	3.0	2.0	2035	$2,600	$1.28	6d	1	1.40mi

Listing history 50 events

1. 2026-09-24
   days on market $438,990 Active 574 DOM
2. 2026-09-21
   days on market $438,990 Active 572 DOM
3. 2026-09-20
   days on market $438,990 Active 571 DOM
4. 2026-09-18
   days on market $438,990 Active 569 DOM
5. 2026-09-17
   days on market $438,990 Active 568 DOM
6. 2026-09-16
   days on market $438,990 Active 567 DOM
7. 2026-09-15
   days on market $438,990 Active 566 DOM
8. 2026-09-14
   days on market $438,990 Active 565 DOM
9. 2026-09-13
   days on market $438,990 Active 564 DOM
10. 2026-09-12
    days on market $438,990 Active 563 DOM
11. 2026-09-11
    days on market $438,990 Active 562 DOM
12. 2026-09-05
    days on market $438,990 Active 556 DOM
13. 2026-09-04
    days on market $438,990 Active 555 DOM
14. 2026-09-03
    days on market $438,990 Active 554 DOM
15. 2026-08-31
    days on market $438,990 Active 551 DOM
16. 2026-08-30
    days on market $438,990 Active 550 DOM
17. 2026-08-29
    days on market $438,990 Active 549 DOM
18. 2026-08-28
    days on market $438,990 Active 548 DOM
19. 2026-08-27
    days on market $438,990 Active 547 DOM
20. 2026-08-25
    days on market $438,990 Active 545 DOM
21. 2026-08-24
    days on market $438,990 Active 544 DOM
22. 2026-08-23
    days on market $438,990 Active 543 DOM
23. 2026-08-22
    days on market $438,990 Active 542 DOM
24. 2026-08-20
    days on market $438,990 Active 540 DOM
25. 2026-08-19
    days on market $438,990 Active 539 DOM
26. 2026-08-18
    days on market $438,990 Active 538 DOM
27. 2026-08-17
    days on market $438,990 Active 537 DOM
28. 2026-08-16
    pricedays on market $438,990 Active 536 DOM
29. 2026-08-15
    days on market $437,990 Active 535 DOM
30. 2026-08-14
    days on market $437,990 Active 534 DOM
31. 2026-08-13
    pricedays on market $437,990 Active 533 DOM
32. 2026-08-12
    days on market $430,990 Active 532 DOM
33. 2026-08-11
    days on market $430,990 Active 531 DOM
34. 2026-08-10
    days on market $430,990 Active 530 DOM
35. 2026-08-09
    days on market $430,990 Active 529 DOM
36. 2026-08-08
    days on market $430,990 Active 528 DOM
37. 2026-08-07
    days on market $430,990 Active 527 DOM
38. 2026-08-06
    days on market $430,990 Active 526 DOM
39. 2026-08-05
    days on market $430,990 Active 525 DOM
40. 2026-08-03
    days on market $430,990 Active 523 DOM
41. 2026-07-31
    days on market $430,990 Active 520 DOM
42. 2026-07-30
    days on market $430,990 Active 519 DOM
43. 2026-07-29
    days on market $430,990 Active 518 DOM
44. 2026-07-27
    days on market $430,990 Active 516 DOM
45. 2026-07-25
    days on market $430,990 Active 514 DOM
46. 2026-07-23
    days on market $430,990 Active 512 DOM
47. 2026-07-22
    days on market $430,990 Active 511 DOM
48. 2026-07-21
    days on market $430,990 Active 510 DOM
49. 2026-07-18
    days on market $430,990 Active 507 DOM
50. 2026-07-16
    days on market $430,990 Active 505 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: $30,285
• − Mortgage interest: −$27,990
• − Property taxes: −$7,495
• − Insurance: −$2,498
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$14,536
• Taxable loss: −$27,080
• Est. tax savings @ 24.0%: +$6,499
• After-tax cash flow: $-11,014/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a modern and well-maintained living space with ample curb appeal and potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves appearance and functionality ↑
• Resale New kitchen appliances — Modernizes the space and appeals to buyers ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Saddlewood Elementary School C+ FL #751/2,144 Nat'l #8,292/41,679 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 — 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 · 365,905 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: 9% 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: 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%

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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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• 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

-2.0% since first listed

11 events — show timeline

• 2026-05-03 Price Changed $430,990 Zillow
• 2026-04-28 Price Changed $429,990 Zillow
• 2026-02-04 Price Changed $427,990 Zillow
• 2026-01-06 Price Changed $426,990 Zillow
• 2025-11-05 Price Changed $424,990 Zillow
• 2025-09-12 Price Changed $422,990 Zillow
• 2025-08-21 Price Changed $420,990 Zillow
• 2025-07-13 Price Changed $418,990 Zillow
• 2025-06-19 Price Changed $432,990 Zillow
• 2025-05-11 Price Changed $431,990 Zillow
• 2025-02-27 Listed $439,990 Zillow