5962 NW 64th St · Ocala, FL 34482

$205,000

3 bd · 2.0 ba · 1,383 sqft · SingleFamily public records · 35 Days on market

Built 1987 10,454 sqft lot $148/sqft · 9% below area Est $224k · 9% under

---

Why this score? — see what drove the C+ 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 +22.8/30.0
• ARV discount +11.4/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this beautiful three bedroom two bath home in the Northwest section of Ocala close to the airport And major shopping. Just a stones throw from the beautiful elegant Ocala equestrian center the home features a large front yard and a beautiful backyard boasting a new roof and HVAC at this price this one will not last

Key facts

• Galley-style kitchen
• Covered back porch
• 0.24 acre lot

Tags

• OPEN LIVING AND DINING AREA
• GALLEY-STYLE KITCHEN
• COVERED BACK PORCH
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property zoned R1; Residential property subtype: Single Family Residence
• HOA & community: No HOA association indicated

Exterior

• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residence; One story; North-facing entry
• Construction: Frame construction; Shingle roof; Slab foundation; Built on a lot of about 0.24 acres
• Exterior features: Private mailbox; Asphalt road access; Lot dimensions approximately 75 x 140

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.2% in Ocala — 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 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: Fessenden Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 417 students, 79% FRL); North Marion High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,303 students, 66% FRL).
• Market conditions: Rents rising fast (+11.1%/yr); 663 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $224,481
• List price: $205,000
• Delta: -8.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6276 NW 62nd Ave	0.26mi	3/2.0	1,380 (-0%)	1mo	$237,000	$172	86
6445 NW 61st Ave	0.12mi	3/2.0	1,473 (+6%)	1mo	$290,700	$197	83
6006 NW 62nd Pl	0.13mi	3/2.0	1,464 (+6%)	2mo	$228,000	$156	83
6174 NW 58th Ter	0.20mi	3/2.0	1,380 (-0%)	10mo	$239,900	$174	82
6518 NW 61st St	0.60mi	3/2.0	1,380 (-0%)	4mo	$248,900	$180	68
5787 NW 62nd Ave	0.51mi	3/2.0	1,473 (+6%)	4mo	$290,700	$197	62
6441 NW 65th Ave	0.51mi	3/2.0	1,281 (-7%)	7mo	$212,000	$165	58
5632 NW 57th St	0.62mi	3/2.0	1,331 (-4%)	8mo	$239,900	$180	58
5585 NW 56th Ter	0.69mi	3/2.0	1,473 (+6%)	2mo	$295,000	$200	55
6535 NW 52 Ave	0.69mi	3/2.0	1,331 (-4%)	8mo	$239,900	$180	55
6354 NW 61st Ln	0.42mi	3/2.0	1,232 (-11%)	10mo	$225,000	$183	54
6422 NW 62nd Ave	0.48mi	3/2.0	1,232 (-11%)	10mo	$224,000	$182	51

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,105
• Equity at exit: $30,566

10-year hold

• IRR: 14.6%
• Equity multiple: 2.45×
• Total profit: $83,396
• Equity at exit: $17,725

Cash invested: $57,400 (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 34482

• Rents YoY: 11.1%
• Active inventory: 663
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $355

Break-even live

Break-even rent $1,764

Max offer price $205,000

Occupancy floor 79%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5907 NW 64th St Ocala, FL	4.0	2.0	1313	$1,699	$1.29	21d	1	0.06mi
6175 NW 59th Ave Ocala, FL	3.0	2.0	1384	$1,745	$1.26	21d	1	0.21mi
6425 NW 62nd Ter Ocala, FL	3.0	2.0	1349	$3,000	$2.22	21d	1	0.29mi
5532 NW 57th Pl Ocala, FL	2.0	2.0	962	$1,295	$1.35	13d	1	0.65mi
6440 NW 66th Ct Ocala, FL	3.0	2.0	992	$1,695	$1.71	13d	1	0.71mi
5391 NW 55th Ct Ocala, FL	3.0	2.0	1332	$1,650	$1.24	21d	1	0.84mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	21d	1	1.25mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	21d	1	1.25mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	21d	1	1.28mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	1.29mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	21d	1	1.31mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	13d	1	1.31mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	21d	1	1.36mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	13d	1	1.36mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	21d	1	1.39mi

Listing history 29 events

1. 2026-06-18
   days on market $205,000 Active 35 DOM
2. 2026-06-17
   days on market $205,000 Active 34 DOM
3. 2026-06-16
   days on market $205,000 Active 33 DOM
4. 2026-06-15
   days on market $205,000 Active 32 DOM
5. 2026-06-14
   days on market $205,000 Active 30 DOM
6. 2026-06-13
   days on market $205,000 Active 29 DOM
7. 2026-06-10
   days on market $205,000 Active 27 DOM
8. 2026-06-09
   days on market $205,000 Active 26 DOM
9. 2026-06-08
   days on market $205,000 Active 25 DOM
10. 2026-06-07
    days on market $205,000 Active 24 DOM
11. 2026-06-03
    pricedays on market $205,000 Active 20 DOM
12. 2026-06-02
    days on market $215,000 Active 19 DOM
13. 2026-06-01
    days on market $215,000 Active 18 DOM
14. 2026-05-31
    days on market $215,000 Active 17 DOM
15. 2026-05-30
    days on market $215,000 Active 16 DOM
16. 2026-05-13
    listed $215,000 Active 792-char remark
17. 2026-05-11
    historical
18. 2026-05-06
    price $215,000
19. 2026-03-31
    price $220,000
20. 2026-03-01
    listed $227,500 Active
21. 2024-07-11
    soldstatus $206,000 Closed

    Show marketing remark (334 chars)

    Don’t miss this beautiful three bedroom two bath home in the Northwest section of Ocala close to the airport And major shopping. Just a stones throw from the beautiful elegant Ocala equestrian center the home features a large front yard and a beautiful backyard boasting a new roof and HVAC at this price this one will not last

22. 2024-07-10
    soldstatus $206,000
23. 2024-06-02
    status Pending

    Show marketing remark (334 chars)

    Don’t miss this beautiful three bedroom two bath home in the Northwest section of Ocala close to the airport And major shopping. Just a stones throw from the beautiful elegant Ocala equestrian center the home features a large front yard and a beautiful backyard boasting a new roof and HVAC at this price this one will not last

24. 2024-05-16
    listed $219,900 Active

    Show marketing remark (334 chars)

    Don’t miss this beautiful three bedroom two bath home in the Northwest section of Ocala close to the airport And major shopping. Just a stones throw from the beautiful elegant Ocala equestrian center the home features a large front yard and a beautiful backyard boasting a new roof and HVAC at this price this one will not last

25. 2006-05-23
    soldstatus $148,000
26. 2006-05-22
    soldstatus $148,000
27. 2006-04-12
    listed $159,000
28. 2003-04-03
    soldstatus $82,000
29. 1988-01-01
    soldstatus $49,900

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $2,801 · $233/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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,564
• − Mortgage interest: −$11,483
• − Property taxes: −$2,801
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$5,964
• Taxable income: $1,041
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $4,009/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

• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

+310.8% since first listed

17 events — show timeline

• 2026-06-03 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Listed $227,500 Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Sold (MLS) $206,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-10 Sold (Public Records) $206,000 Public Records
• 2024-06-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-16 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-23 Sold (Public Records) $148,000 Public Records
• 2006-05-22 Sold (MLS) $148,000 Stellar MLS as Distributed by MLS Grid
• 2006-04-12 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2003-04-03 Sold (Public Records) $82,000 Public Records
• 1988-01-01 Sold (Public Records) $49,900 Public Records

Property tax history

+14.3%/yr

Latest (2025): $2,801 · -19.8% YoY. Source: county tax records.