7781 SW 180th Cir · Rainbow Springs, FL 34432

$277,350

3 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 465 Days on market

Built 2025 Excellent condition 8,276 sqft lot $180/sqft · 12% below area Est $315k · 12% under $110/mo HOA · 3% of rent ↓ 19% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. SPECIAL PROMOTION THRU 6/14/26 PRICE REDUCED $63K NEW CONSTRUCTION - WELCOME TO THE EXQUISITE GOLFING COMMUNITY OF JULIETTE FALLS LOCATED OFF WEST HIGHWAY 40 IN DUNNELLON. JULIETTE FALLS HAS BEEN CONSISTENTLY RANKED IN THE TOP 10 PUBLIC GOLF COURSES IN THE STATE OF FLORIDA. A RECENT ARTICLE IN GOLF COAST MAGAZINE IS QUOTED CALLING JULIETTE FALLS “A GREAT PLACE TO GOLF, A BETTER PLACE TO LIVE. ” ENJOY DINING AT THE CLUBHOUSE WITH DAILY MENU SPECIALS. MEMBERSHIP NOT REQUIRED TO ENJOY THE CLUBHOUSE/RESTAURANT. UNDER CONSTRUCTION THIS CHARMING 3/2 SPLIT PLAN PACKS A BIG PUNCH WITH ITS OPEN FLOOR PLAN. THE CATHEDRAL CEILINGS IN MAIN LIVING AREA MAKES THE HOME FEEL EVEN MORE SPACIOUS. UPGRADES INCLUDE, LARGE TILE WALK IN SHOWER IN MASTER BATH, TRAY CEILING WITH CROWN IN MASTER BED, BEVELED EDGE GRANITE COUNTERS KITCHEN & BATHS, LARGE COVERED FRONT & REAR PORCHES, WOOD LOOK PLANK TILE IN MAIN LIVING AREAS AND 3FT EXTERIOR STONE ACCENTS. NEW CONSTRUCTION COMES WITH A 10 YEAR BUILDERS WARRANTY. CLOSING COSTS PAID WITH APPROVED LENDER. PRICES ARE SUBJECT TO CHANGE WITHOUT NOTICE.

Key facts

• Open floor plan
• Cathedral ceilings
• 8,276 sq ft lot

Tags

• OPEN FLOOR PLAN
• CATHEDRAL CEILINGS
• LARGE TILE WALK IN SHOWER
• TRAY CEILING WITH CROWN
• BEVELED EDGE GRANITE COUNTERS
• LARGE COVERED FRONT PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $277k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $277k).
• Recommended offer: $244k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.6% in Rainbow Springs — 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 B — 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: Dunnellon Elementary School (math 46% / reading 48%, grade D-, #1,191 of 2,144 statewide, top 57%, 580 students, 61% FRL); Dunnellon Middle School (math 48% / reading 42%, grade D, #310 of 571 statewide, top 56%, 678 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 700 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 70d 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).
• At $3,618/mo this rent would consume 91% of the median local household income ($48k/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 $2k of loan paydown is wiped out by about $8k 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 + 3.0% rent growth), your $78k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 465 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Recommended offer $244,068 (12.0% below list)

Questions for the listing agent

1. It's been on market 465 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.30% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (median comp): $314,686
• List price: $277,350
• Delta: -11.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6980 SW 179th Court Rd	0.10mi	3/2.0	1,474 (-5%)	8mo	$295,000	$200	81
18168 SW 65th Loop	0.27mi	3/2.0	1,522 (-2%)	7mo	$376,000	$247	79
7685 SW 180th Cir	0.10mi	3/2.0	1,720 (+11%)	0mo	$251,350	$146	76
17859 SW 68th Pl	0.09mi	4/2.0 (+1)	1,742 (+13%)	2mo	$317,900	$182	68
7709 SW 180th Cir	0.08mi	4/2.0 (+1)	1,635 (+6%)	18mo	$284,600	$174	67
18296 SW 68th Loop	0.32mi	2/2.0 (-1)	1,513 (-2%)	20mo	$369,000	$244	60
6630 SW 180th Cir	0.37mi	3/2.0	1,334 (-14%)	6mo	$335,000	$251	56

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $25,482
• Equity at exit: $41,354

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $112,742
• Equity at exit: $23,980

Cash invested: $77,658 (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: 16 active · 7 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $345,545 ($202/sqft)
• Median days on market: 79 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +1.0% vs current asking $/sqft

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

ZIP-level market 34432

• Home prices YoY: -21.5%
• Active inventory: 700
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,618 medium
• Mortgage (P&I): −$1,454
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$116
• HOA: −$110
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $1,106

Break-even live

Break-even rent $2,217

Max offer price $277,350

Occupancy floor 64%

Sensitivity live

Price	-10% $1,263	-5% $1,185	+0% $1,106	+5% $1,028	+10% $949
Rent	-10% $821	-5% $964	+0% $1,106	+5% $1,249	+10% $1,392
Rate	-1.0pp $1,246	-0.5pp $1,177	base $1,106	+0.5pp $1,035	+1.0pp $961

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: $69,338
• Closing costs: $8,320
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6944 SW 179th Court Rd Dunnellon, FL	3.0	2.0	1474	$3,300	$2.24	63d	1	0.09mi
6752 SW 179th Avenue Rd Dunnellon, FL	3.0	2.0	1963	$4,500	$2.29	70d	1	0.17mi
3699 SW 169th Ct Ocala, FL	4.0	2.0	1799	$2,100	$1.17	70d	1	1.29mi

Listing history 50 events

1. 2026-08-08
   days on market $277,350 Active 465 DOM
2. 2026-08-07
   days on market $277,350 Active 464 DOM
3. 2026-08-06
   days on market $277,350 Active 463 DOM
4. 2026-08-05
   days on market $277,350 Active 462 DOM
5. 2026-08-03
   pricedays on market $277,350 Active 460 DOM
6. 2026-07-31
   days on market $263,100 Active 457 DOM
7. 2026-07-30
   days on market $263,100 Active 456 DOM
8. 2026-07-29
   days on market $263,100 Active 455 DOM
9. 2026-07-27
   days on market $263,100 Active 453 DOM
10. 2026-07-25
    days on market $263,100 Active 451 DOM
11. 2026-07-23
    days on market $263,100 Active 449 DOM
12. 2026-07-22
    days on market $263,100 Active 448 DOM
13. 2026-07-21
    days on market $263,100 Active 447 DOM
14. 2026-07-18
    days on market $263,100 Active 444 DOM
15. 2026-07-16
    days on market $263,100 Active 442 DOM
16. 2026-07-16
    days on market $263,100 Active 441 DOM
17. 2026-07-14
    days on market $263,100 Active 440 DOM
18. 2026-07-13
    days on market $263,100 Active 439 DOM
19. 2026-07-12
    days on market $263,100 Active 438 DOM
20. 2026-07-11
    days on market $263,100 Active 437 DOM
21. 2026-07-10
    days on market $263,100 Active 436 DOM
22. 2026-07-10
    days on market $263,100 Active 435 DOM
23. 2026-07-08
    days on market $263,100 Active 434 DOM
24. 2026-07-07
    days on market $263,100 Active 433 DOM
25. 2026-07-06
    days on market $263,100 Active 432 DOM
26. 2026-07-05
    days on market $263,100 Active 431 DOM
27. 2026-07-04
    days on market $263,100 Active 430 DOM
28. 2026-07-03
    days on market $263,100 Active 429 DOM
29. 2026-07-02
    days on market $263,100 Active 428 DOM
30. 2026-07-01
    days on market $263,100 Active 427 DOM
31. 2026-06-30
    days on market $263,100 Active 426 DOM
32. 2026-06-29
    days on market $263,100 Active 425 DOM
33. 2026-06-28
    days on market $263,100 Active 424 DOM
34. 2026-06-28
    days on market $263,100 Active 423 DOM
35. 2026-06-27
    days on market $263,100 Active 422 DOM
36. 2026-06-25
    days on market $263,100 Active 420 DOM
37. 2026-06-23
    days on market $263,100 Active 418 DOM
38. 2026-06-22
    days on market $263,100 Active 417 DOM
39. 2026-06-18
    days on market $263,100 Active 414 DOM
40. 2026-06-17
    days on market $263,100 Active 413 DOM
41. 2026-06-16
    pricedays on market $263,100 Active 412 DOM
42. 2026-06-15
    days on market $265,100 Active 411 DOM
43. 2026-06-14
    days on market $265,100 Active 409 DOM
44. 2026-06-13
    days on market $265,100 Active 408 DOM
45. 2026-06-10
    days on market $265,100 Active 406 DOM
46. 2026-06-09
    days on market $265,100 Active 405 DOM
47. 2026-06-08
    days on market $265,100 Active 404 DOM
48. 2026-06-07
    days on market $265,100 Active 403 DOM
49. 2026-06-03
    days on market $265,100 Active 399 DOM
50. 2026-06-02
    days on market $265,100 Active 398 DOM

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $2,302 · $192/mo
• Expected delta: +$1,442/yr (+$120/mo · 167.8%)

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

Taxation est. · year 1

• Rental income: $43,414
• − Mortgage interest: −$15,536
• − Property taxes: −$860
• − Insurance: −$1,387
• − Repairs & maintenance: −$3,473
• − Management: −$3,473
• − HOA: −$1,320
• − Depreciation: −$8,068
• Taxable income: $9,297
• Est. tax owed @ 24.0%: −$2,231
• After-tax cash flow: $11,046/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 · 9 photos

Excellent 100/100 None rehab

This newly constructed home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from some cosmetic updates to enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Landscaping the front yard — A well-maintained front yard can attract more renters and make the home more appealing. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Dunnellon Elementary School D- FL #1,191/2,144 Nat'l #14,504/41,679 Middle Dunnellon Middle School D FL #310/571 Nat'l #4,622/14,009

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 — Rainbow Springs

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

Census & demographics

• Census place: Rainbow Springs, FL
• County: Marion · 365,905 people
• City population: 20,859
• Metro: Ocala, FL
• Population (ZIP): 13,197
• Household income: $47,711
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 15% 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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 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: ▼ -57.34%
• Current HPI: 209.595
• Rent YoY: —
• Metro: —
• 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

-19.2% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $265,100 Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Price Changed $268,100 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $293,100 Stellar MLS as Distributed by MLS Grid
• 2026-02-08 Price Changed $298,100 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $303,100 Stellar MLS as Distributed by MLS Grid
• 2025-09-14 Price Changed $308,100 Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Price Changed $319,550 Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listed $328,100 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $860 · +64.1% YoY. Source: county tax records.