Raleigh w/ Rear Porch - Limited Series Plan · Ocala, FL 34476

$196,850

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 132 Days on market

Manufactured home 55+ age-restricted Excellent condition

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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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Appreciation +2.5/10.0
• Rent growth +1.9/5.0
• Manufactured-home adj. -3.0

Listing remarks MLS

55+ age qualified community. COMING SOON! Currently under construction. Welcome to Oak Bend, a 55+ age-qualified active and vibrant community, where your dream home is coming to life. We are excited to offer a stunning, brand new, beautiful, 2026 3 bed, 2 bath home for sale, featuring approximately 1560 sq ft of thoughtfully designed living space. Located in Ocala, this soon-to-be-completed property will offer the perfect blend of modern design and timeless comfort. Construction is underway, and soon you'll be able to step inside and experience an open-concept floor plan, high ceilings, natural light. The large kitchen will be beautifully designed with stainless steel appliances and custom cabinetry, ideal for both everyday living and entertainment. The spacious primary suite will serve as a relaxing retreat, complete with en-suite features like dual vanities and a walk-in closet. Additional bedrooms will provide flexibility for guests, a home office, or hobby space. Outside, the home will include beautiful low-maintenance landscaping, a covered patio, storage shed and large carport perfect for enjoying your outdoor space once construction is complete. Located in the desirable Oak Bend, residents enjoy access to a variety of premium amenities, including amenities such as a heated pool, fitness center, clubhouse, game room and more. Conveniently situated near shopping, dining, I75, parks, public transportation and The Villages. Everything you need will be just minutes away.

Key facts

• Custom cabinetry
• Covered patio
• Storage shed

Tags

• OPEN CONCEPT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• LOW MAINTENANCE LANDSCAPING
• COVERED PATIO
• STORAGE SHED

🏗️ New construction. The $196,850 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $386,102.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $197k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (37.7% below list).
• Recommended offer: $123k (37.7% below list) — sets the bar for 1% rule.
• Cap rate 1.0% vs local median 4.2% in Ocala — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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); 1321 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 132 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,664 (37.7% 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 132 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.32% ✗
• Cap rate: 1.01%
• Cash-on-cash: -18.86%
• DSCR: 0.16
• GRM: 26.2

CMA / ARV

• ARV (median comp): $386,102
• List price: $196,850
• Delta: -49.02%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9745 SW 30th Ter	0.97mi	3/2.0	1,416 (-3%)	6mo	$199,900	$141	56
9850 SW 27th Ave	0.82mi	3/2.0	1,403 (-4%)	12mo	$160,000	$114	49
9400 SW 30th Ave	1.30mi	3/2.0	1,377 (-5%)	12mo	$182,000	$132	46
3859 SW 109th Ln	1.03mi	3/2.0	1,621 (+11%)	7mo	$264,599	$163	40
3051 SW 98th Street Rd	0.95mi	3/2.0	1,770 (+22%)	0mo	$190,000	$107	40
3051 SW 98th Street Rd	0.95mi	3/2.0	1,770 (+22%)	0mo	$190,000	$107	40
3030 SW 98th Street Rd	0.91mi	3/2.0	1,768 (+21%)	1mo	$250,000	$141	40
9281 SW 32nd Ter	1.48mi	3/2.0	1,152 (-21%)	1mo	$60,000	$52	39
9731 SW 32nd Ct	1.01mi	3/2.0	1,100 (-24%)	3mo	$198,000	$180	37
9879 SW 38th Ave	1.26mi	3/2.0	1,779 (+22%)	7mo	$305,000	$171	34
8422 SW 41st Cir	1.35mi	3/2.0	1,263 (-13%)	10mo	$225,000	$178	34
10927 SW 41st Ave	1.14mi	4/2.0 (+1)	1,760 (+21%)	12mo	$358,050	$203	25

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: -57.4%
• Equity multiple: -0.61×
• Total profit: $-174,366
• Equity at exit: $57,569

10-year hold

• IRR: —
• Equity multiple: -1.82×
• Total profit: $-305,008
• Equity at exit: $33,383

Cash invested: $108,109 (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 →

Active competition Active MLS

• For sale now: 29 active
• Median asking: $165,800 ($122/sqft)
• Median days on market: 43 d
• This list price: 97% of active listings are priced below it
• ARV vs active asking: +116.7% above 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: 1321
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$2,025
• Tax est. 1.5%: −$483 /mo · $5,792/yr
• Insurance: −$161
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-1,699

Break-even live

Break-even rent $3,378

Max offer price $140,222

Occupancy floor —

Sensitivity live

Price	-10% $-1,432	-5% $-1,566	+0% $-1,699	+5% $-1,833	+10% $-1,966
Rent	-10% $-1,796	-5% $-1,748	+0% $-1,699	+5% $-1,651	+10% $-1,602
Rate	-1.0pp $-1,505	-0.5pp $-1,601	base $-1,699	+0.5pp $-1,799	+1.0pp $-1,901

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: $96,526
• Closing costs: $11,583
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10779 SW 30th Ct Ocala, FL	3.0	2.0	1355	$1,399	$1.03	16d	1	0.31mi
10791 SW 30th Ave Ocala, FL	3.0	2.0	1372	$1,399	$1.02	28d	1	0.31mi
3084 SW 109th St Ocala, FL	3.0	2.0	1355	$1,399	$1.03	10d	1	0.32mi
3035 SW 108th Pl Ocala, FL	3.0	2.0	1404	$1,399	$1.00	162d	1	0.33mi
10948 SW 18th Ter Apt D Ocala, FL	2.0	2.0	900	$1,300	$1.44	162d	1	0.85mi
1836 SW 109th Pl Ocala, FL	2.0	1.0	899	$1,150	$1.28	162d	1	0.87mi
1774 SW 107th Ln #2 Ocala, FL	2.0	2.0	1118	$1,375	$1.23	19d	1	0.90mi
1774 SW 107th Ln #2 Ocala, FL	2.0	2.0	1118	$1,315	$1.18	7d	1	0.90mi
1755 SW 108th Ln Unit 1 Ocala, FL	2.0	1.5	900	$1,150	$1.28	10d	1	0.93mi
1733 SW 108th Ln Apt 2 Ocala, FL	2.0	1.0	900	$1,350	$1.50	10d	1	0.95mi
1710 SW 109th Pl Apt 1 Ocala, FL	2.0	1.0	1061	$1,000	$0.94	10d	1	0.99mi
1685 SW 107th Ln Unit 1 Ocala, FL	3.0	2.0	1080	$1,200	$1.11	10d	1	0.99mi
1658 SW 108th Ln #1 Ocala, FL	3.0	2.0	1080	$1,500	$1.39	6d	1	1.02mi
1658 SW 108th Ln #1 Ocala, FL	3.0	2.0	1080	$1,500	$1.39	37d	1	1.02mi
1624 SW 109th Pl Unit B Ocala, FL	2.0	2.0	991	$1,200	$1.21	10d	1	1.06mi
3085 SW 97th St Unit 2 Ocala, FL	2.0	1.0	960	$1,049	$1.09	154d	1	1.07mi
3093 SW 108th Pl Ocala, FL	3.0	2.0	1356	$1,399	$1.03	36d	1	1.09mi
9975 SW 39th Ter Ocala, FL	4.0	2.0	1873	$2,295	$1.23	154d	1	1.32mi
10384 SW 41st Ct Ocala, FL	3.0	2.0	1739	$2,200	$1.27	51d	1	1.35mi

Listing history 50 events

1. 2026-08-15
   days on market $196,850 Active 132 DOM
2. 2026-08-14
   days on market $196,850 Active 131 DOM
3. 2026-08-13
   days on market $196,850 Active 130 DOM
4. 2026-08-12
   days on market $196,850 Active 129 DOM
5. 2026-08-11
   days on market $196,850 Active 128 DOM
6. 2026-08-10
   pricedays on market $196,850 Active 127 DOM
7. 2026-08-09
   days on market $196,900 Active 126 DOM
8. 2026-08-08
   days on market $196,900 Active 125 DOM
9. 2026-08-07
   days on market $196,900 Active 124 DOM
10. 2026-08-06
    days on market $196,900 Active 123 DOM
11. 2026-08-05
    days on market $196,900 Active 122 DOM
12. 2026-07-31
    days on market $196,900 Active 120 DOM
13. 2026-07-30
    days on market $196,900 Active 119 DOM
14. 2026-07-29
    days on market $196,900 Active 118 DOM
15. 2026-07-27
    days on market $196,900 Active 116 DOM
16. 2026-07-25
    days on market $196,900 Active 114 DOM
17. 2026-07-23
    days on market $196,900 Active 112 DOM
18. 2026-07-22
    days on market $196,900 Active 111 DOM
19. 2026-07-21
    days on market $196,900 Active 110 DOM
20. 2026-07-18
    days on market $196,900 Active 107 DOM
21. 2026-07-16
    days on market $196,900 Active 105 DOM
22. 2026-07-16
    days on market $196,900 Active 104 DOM
23. 2026-07-14
    days on market $196,900 Active 103 DOM
24. 2026-07-13
    days on market $196,900 Active 102 DOM
25. 2026-07-12
    days on market $196,900 Active 101 DOM
26. 2026-07-11
    days on market $196,900 Active 100 DOM
27. 2026-07-10
    days on market $196,900 Active 99 DOM
28. 2026-07-10
    days on market $196,900 Active 98 DOM
29. 2026-07-08
    days on market $196,900 Active 97 DOM
30. 2026-07-07
    days on market $196,900 Active 96 DOM
31. 2026-07-06
    days on market $196,900 Active 95 DOM
32. 2026-07-05
    days on market $196,900 Active 94 DOM
33. 2026-07-04
    days on market $196,900 Active 93 DOM
34. 2026-07-03
    days on market $196,900 Active 92 DOM
35. 2026-07-02
    days on market $196,900 Active 91 DOM
36. 2026-07-01
    days on market $196,900 Active 90 DOM
37. 2026-06-30
    days on market $196,900 Active 89 DOM
38. 2026-06-29
    days on market $196,900 Active 88 DOM
39. 2026-06-28
    days on market $196,900 Active 87 DOM
40. 2026-06-28
    days on market $196,900 Active 86 DOM
41. 2026-06-27
    days on market $196,900 Active 85 DOM
42. 2026-06-23
    days on market $196,900 Active 83 DOM
43. 2026-06-22
    days on market $196,900 Active 82 DOM
44. 2026-06-18
    days on market $196,900 Active 79 DOM
45. 2026-06-17
    days on market $196,900 Active 78 DOM
46. 2026-06-16
    days on market $196,900 Active 77 DOM
47. 2026-06-15
    days on market $196,900 Active 76 DOM
48. 2026-06-14
    days on market $196,900 Active 74 DOM
49. 2026-06-13
    days on market $196,900 Active 73 DOM
50. 2026-06-10
    days on market $196,900 Active 71 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,720
• − Mortgage interest: −$21,628
• − Property taxes: −$5,792
• − Insurance: −$1,931
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$11,232
• Taxable loss: −$28,217
• Est. tax savings @ 24.0%: +$6,772
• After-tax cash flow: $-13,618/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 55+ age-qualified community home is under construction and will be move-in ready upon completion. The exterior is in good condition, and the property offers a large back porch and a community pool, enhancing its appeal for both resale and rental markets.

Value-add opportunities

• Both Landscaping enhancement — Enhanced curb appeal and increased property value ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can attract more buyers/renters ↑
• Both HVAC system upgrade — Improved comfort and energy efficiency ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Hammett Bowen Jr. Elementary School C+ FL #832/2,144 Nat'l #9,382/41,679 Middle Horizon Academy At Marion Oaks F FL #405/571 Nat'l #7,065/14,009 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

C Composite livability gradescore 69/100

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 · 365,905 people
• City population: 263,375
• 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%
• 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

1 event — show timeline

• 2026-04-01 Listed $196,900 Zillow