2204 SW 6th St · Ocala, FL 34471

$194,900

4 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 87 Days on market

Built 1970 7,841 sqft lot $134/sqft · at area comps Est $188k · at est.

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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 +20.3/30.0
• DSCR +6.4/10.0
• ARV discount +5.9/15.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly remodeled & move in ready. New Roof, New HVAC, New Appliances, New Fixtures, New Kitchen, New Bathrooms. 4 Bed 1.5 Bath 1 Car garage, Large living room & dining room. Investors must wait 30 days to allow those who will be living in this lovely home to have an opportunity to own.

Key facts

• New kitchen
• New hvac
• New appliances

Tags

• NEW ROOF
• NEW HVAC
• NEW APPLIANCES
• NEW KITCHEN
• NEW BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $195k (0.1% below list).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: Rents soft (-0.6%/yr); 311 active listings in the ZIP; 9 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 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 $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.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $17k; list at $195k implies a 1053% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.00% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (median comp): $188,071
• List price: $194,900
• Delta: 3.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1708 SW 6th St	0.43mi	3/2.0 (-1)	1,400 (-4%)	2mo	$233,000	$166	65
2105 SW 7th Pl	0.09mi	3/3.0 (-1)	1,652 (+14%)	10mo	$87,500	$53	54
2701 SW 15th St	0.65mi	3/2.0 (-1)	1,397 (-4%)	4mo	$187,000	$134	53

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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-21,438
• Equity at exit: $29,060

10-year hold

• IRR: -6.7%
• Equity multiple: 0.63×
• Total profit: $-20,327
• Equity at exit: $16,851

Cash invested: $54,572 (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 34471

• Rents YoY: -0.6%
• Active inventory: 311
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$186 /mo · $2,231/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $249

Break-even live

Break-even rent $1,632

Max offer price $194,900

Occupancy floor 82%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1683 SW 3rd St Ocala, FL	4.0	2.0	1636	$2,200	$1.34	21d	1	0.51mi
1421 SW 27th Ave Ocala, FL	2.0–4.0	1.0–2.0	1228	$1,679	$1.37	13d	19	0.53mi
346 NW 24th Ave Ocala, FL	3.0	2.0	1206	$1,500	$1.24	13d	1	0.62mi
1911 NW 6th St Ocala, FL	3.0	1.0	877	$1,400	$1.60	13d	1	0.83mi
717 W Silver Springs Pl Ocala, FL	3.0	2.0	1000	$1,445	$1.45	13d	1	1.09mi
714 NW 1st St Ocala, FL	3.0	2.0	1444	$2,200	$1.52	13d	1	1.11mi
1140 NW 20th Ave Ocala, FL	4.0	1.0	1144	$1,550	$1.35	21d	1	1.23mi
2656 SW 20th Cir Ocala, FL	3.0	2.0	1771	$2,000	$1.13	13d	1	1.31mi
1908 NW 13th Pl Ocala, FL	3.0	1.0	1000	$1,325	$1.32	21d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $194,900 Active 87 DOM
2. 2026-06-17
   days on market $194,900 Active 86 DOM
3. 2026-06-16
   days on market $194,900 Active 85 DOM
4. 2026-06-15
   days on market $194,900 Active 84 DOM
5. 2026-06-14
   days on market $194,900 Active 82 DOM
6. 2026-06-13
   days on market $194,900 Active 81 DOM
7. 2026-06-10
   days on market $194,900 Active 79 DOM
8. 2026-06-09
   days on market $194,900 Active 78 DOM
9. 2026-06-08
   days on market $194,900 Active 77 DOM
10. 2026-06-07
    days on market $194,900 Active 76 DOM
11. 2026-06-03
    days on market $194,900 Active 72 DOM
12. 2026-06-02
    days on market $194,900 Active 71 DOM
13. 2026-06-01
    days on market $194,900 Active 70 DOM
14. 2026-05-31
    days on market $194,900 Active 69 DOM
15. 2026-05-30
    days on market $194,900 Active 68 DOM
16. 2026-04-29
    status Active 299-char remark

    Show marketing remark (299 chars)

    Freshly remodeled & move in ready. New Roof, New HVAC, New Appliances, New Fixtures, New Kitchen, New Bathrooms. 4 Bed 1.5 Bath 1 Car garage, Large living room & dining room. Investors must wait 30 days to allow those who will be living in this lovely home to have an opportunity to own.

17. 2026-04-24
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Freshly remodeled & move in ready. New Roof, New HVAC, New Appliances, New Fixtures, New Kitchen, New Bathrooms. 4 Bed 1.5 Bath 1 Car garage, Large living room & dining room. Investors must wait 30 days to allow those who will be living in this lovely home to have an opportunity to own.

18. 2026-03-27
    status Active 299-char remark

    Show marketing remark (299 chars)

    Freshly remodeled & move in ready. New Roof, New HVAC, New Appliances, New Fixtures, New Kitchen, New Bathrooms. 4 Bed 1.5 Bath 1 Car garage, Large living room & dining room. Investors must wait 30 days to allow those who will be living in this lovely home to have an opportunity to own.

19. 2026-02-23
    listed $194,900 Active 299-char remark

    Show marketing remark (299 chars)

    Freshly remodeled & move in ready. New Roof, New HVAC, New Appliances, New Fixtures, New Kitchen, New Bathrooms. 4 Bed 1.5 Bath 1 Car garage, Large living room & dining room. Investors must wait 30 days to allow those who will be living in this lovely home to have an opportunity to own.

20. 1971-06-01
    soldstatus $16,900

ⓘ 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: $2,231 · $186/mo
• Projected year-2 tax: $2,231 · $186/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,365
• − Mortgage interest: −$10,917
• − Property taxes: −$2,231
• − Insurance: −$974
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$5,670
• Taxable loss: −$167
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $3,027/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

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 28,342
• Household income: $65,789
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1494.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 11% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 3% Dominican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 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: ▼ -176.55%
• Current HPI: 224.1709
• Rent YoY: ▼ -0.64%
• 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

+1053.3% since first listed

5 events — show timeline

• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listed $194,900 Stellar MLS as Distributed by MLS Grid
• 1971-06-01 Sold (Public Records) $16,900 Public Records

Property tax history

+19.7%/yr

Latest (2025): $2,231 · +1.3% YoY. Source: county tax records.