2020 NW 50th Cir · Ocala, FL 34482

$289,900

3 bd · 2.0 ba · 1,693 sqft · SingleFamily public records · 69 Days on market

Built 1999 0.25 ac lot $171/sqft · 31% above area Est $292k · at est. $294/mo HOA · 13% of rent

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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 +8.3/30.0
• ARV discount +7.8/15.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECTACULAR WATER AND GOLF COURSE VIEW from the Florida room. Over 2,233 sq. Ft. under roof in this 3BD/2BA house with a GOLF COURSE VIEW and a GOLF CART GARAGE on a CORNER LOT! This house is walking distance to the Restaurant, Clubhouse, Pool, and all of the activities. This beautiful 3BD/2BA house has lovely landscaping that leads to the double door entrance, tiled living with tiled foyer. Living room has high cathedral ceilings and a formal dining room. Kitchen has upgraded cabinets with crown molding, side-by-side refrigerator, time saving dishwasher, clear-top range, panty and a center island with extra storage. Master bedroom has a walk-in closet and a ceiling fan. Master bathroom has a walk-in closet, double sink vanity with storage and a walk-in shower. Florida room is under heat and air for year round comfort. The Florida room has a Summer Kitchen with a wet bar, Jenn Air range and refrigerator for entertaining. House has an outstanding view of the golf course and has an outside patio for enjoying life and watching the golfers enjoying life. Ocala Palms is a gated active 55+ community located on North Highway 27 in Ocala, Florida. This community offers an 18-hole Golf Course for golf enthusiasts and Country Club-Style living for active adults. Golfers can also practice on the driving range and putting green so they can step up their golf game skills. It boasts a 19,000 square-foot clubhouse. Here is a sample of activities and amenities offered: Clubhouse/Amenity center, fitness center, Outdoor Olympic pool, hot tub, heated indoor pool, card room, arts & crafts studio, ballroom, library, billiards, bocce ball, shuffleboard courts walking & biking trails, volleyball court, tennis/pickleball courts, horseshoe pit, and croquet lawns. Ocala Palm is a very family friendly community and is located close to shopping centers, supermarkets, drug stores, restaurants, banks, doctors’ offices, hospitals, postal office department stores, etc. For family entertainment, Ocala features year-round public festivals events, canoeing, kayaking, paddle boating, horseback riding, fishing, etc. Close to tourist attractions like World Disney Parks, Universal Studios, Sea World, Bush Garden, World Equestrian Center, numerous beaches, etc. All measurements are approximate. Buyer(s) to re-measure.

Key facts

• Golf course view
• Golf cart garage
• Corner lot

Tags

• GOLF COURSE VIEW
• GOLF CART GARAGE
• CORNER LOT
• WALKING DISTANCE TO RESTAURANT
• UPGRADED CABINETS
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (20.7% below list).
• Recommended offer: $230k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Ocala — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising fast (+11.1%/yr); 663 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% 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 $2k of loan paydown is wiped out by about $9k 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 69 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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.
• Current owner paid $162k; list at $290k implies a 78% 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 $229,816 (20.7% 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 69 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.82
• GRM: 10.5

CMA / ARV

• ARV (median comp): $291,966
• List price: $289,900
• Delta: -0.71%
• 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
5306 NW 19th Pl	0.40mi	3/2.0	1,719 (+2%)	9mo	$344,500	$200	71
5160 NW 25th Loop	0.16mi	2/2.0 (-1)	1,569 (-7%)	8mo	$237,500	$151	69
5391 NW 19th Pl	0.42mi	3/2.0	1,715 (+1%)	12mo	$205,000	$120	68
2218 NW 50th Ave	0.17mi	2/2.0 (-1)	1,544 (-9%)	6mo	$230,000	$149	67
5500 NW 23rd Pl	0.33mi	3/2.0	1,837 (+8%)	4mo	$245,000	$133	67
5195 NW 21st Loop	0.28mi	3/2.0	1,840 (+9%)	8mo	$299,000	$163	66
5535 NW 23rd Pl	0.36mi	3/2.0	1,485 (-12%)	2mo	$280,000	$189	61
5520 NW 26th Ln	0.40mi	3/2.0	1,526 (-10%)	8mo	$215,000	$141	58
4487 NW 53rd Ave	0.23mi	3/2.5	1,894 (+12%)	13mo	$467,990	$247	56
4998 NW 30th Pl	0.47mi	3/2.0	1,476 (-13%)	9mo	$259,000	$175	49
1457 NW 48th Ter	0.73mi	4/2.0 (+1)	1,821 (+8%)	1mo	$292,990	$161	48
2570 NW 55th Avenue Rd	0.48mi	2/2.0 (-1)	1,914 (+13%)	10mo	$297,500	$155	42

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: -17.2%
• Equity multiple: 0.36×
• Total profit: $-51,701
• Equity at exit: $43,225

10-year hold

• IRR: -1.7%
• Equity multiple: 0.86×
• Total profit: $-11,235
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$121
• HOA: −$294
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-266

Break-even live

Break-even rent $2,635

Max offer price $242,879

Occupancy floor —

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	0.25mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	0.26mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	21d	1	0.27mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	21d	1	0.29mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	21d	1	0.49mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	14d	1	0.49mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$2,045	$1.75	21d	1	0.53mi
1632 NW 44th Court Rd Ocala, FL	4.0	3.0	2039	$2,200	$1.08	21d	1	0.70mi
4530 NW 14th Loop Ocala, FL	3.0	2.5	1966	$2,250	$1.14	14d	1	0.75mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	21d	1	0.76mi
4522 NW 14th Loop Ocala, FL	4.0	3.0	2028	$2,050	$1.01	14d	1	0.77mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	14d	1	0.77mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	21d	1	0.78mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	21d	1	0.83mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	14d	1	0.83mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	21d	1	0.83mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	21d	1	0.85mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	21d	1	0.88mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	21d	1	0.96mi
4958 NW 35th Lane Rd Ocala, FL	4.0	2.0	1998	$3,000	$1.50	21d	1	1.09mi
1017 NW 57th Ct Unit 1019 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	1.12mi
985 NW 57th Ct Unit 987 Ocala, FL	3.0	2.0	1162	$1,697	$1.46	21d	1	1.14mi
985 NW 57th Ct Unit 985 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	1.14mi
5811 NW 10th St Unit 5811 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	1.14mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$2,495	$1.50	21d	1	1.15mi
933 NW 57th Ct Unit 935 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	1.17mi
4932 NW 39th Loop Ocala, FL	4.0	2.0	2036	$2,700	$1.33	21d	1	1.21mi
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	14d	1	1.30mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	1.30mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	14d	1	1.36mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	21d	1	1.38mi
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	21d	1	1.39mi
4111 NW 44th Cir Ocala, FL	3.0	2.0	1505	$2,300	$1.53	14d	1	1.40mi

HOA detail

• Monthly dues: $294 · $3,528/yr
• Likely covers: waterlandscapingpoolgymsecurity

Listing history 21 events

1. 2026-06-18
   days on market $289,900 Active 69 DOM
2. 2026-06-17
   days on market $289,900 Active 68 DOM
3. 2026-06-16
   days on market $289,900 Active 67 DOM
4. 2026-06-15
   days on market $289,900 Active 66 DOM
5. 2026-06-14
   days on market $289,900 Active 64 DOM
6. 2026-06-13
   days on market $289,900 Active 63 DOM
7. 2026-06-10
   days on market $289,900 Active 61 DOM
8. 2026-06-09
   days on market $289,900 Active 60 DOM
9. 2026-06-08
   days on market $289,900 Active 59 DOM
10. 2026-06-07
    days on market $289,900 Active 58 DOM
11. 2026-06-03
    days on market $289,900 Active 54 DOM
12. 2026-06-02
    pricedays on market $289,900 Active 53 DOM
13. 2026-06-01
    days on market $299,900 Active 52 DOM
14. 2026-05-31
    days on market $299,900 Active 51 DOM
15. 2026-05-30
    days on market $299,900 Active 50 DOM
16. 2026-04-10
    listed $299,900 Active 2339-char remark

    Show marketing remark (2339 chars)

    SPECTACULAR WATER AND GOLF COURSE VIEW from the Florida room. Over 2,233 sq. Ft. under roof in this 3BD/2BA house with a GOLF COURSE VIEW and a GOLF CART GARAGE on a CORNER LOT! This house is walking distance to the Restaurant, Clubhouse, Pool, and all of the activities. This beautiful 3BD/2BA house has lovely landscaping that leads to the double door entrance, tiled living with tiled foyer. Living room has high cathedral ceilings and a formal dining room. Kitchen has upgraded cabinets with crown molding, side-by-side refrigerator, time saving dishwasher, clear-top range, panty and a center island with extra storage. Master bedroom has a walk-in closet and a ceiling fan. Master bathroom has a walk-in closet, double sink vanity with storage and a walk-in shower. Florida room is under heat and air for year round comfort. The Florida room has a Summer Kitchen with a wet bar, Jenn Air range and refrigerator for entertaining. House has an outstanding view of the golf course and has an outside patio for enjoying life and watching the golfers enjoying life. Ocala Palms is a gated active 55+ community located on North Highway 27 in Ocala, Florida. This community offers an 18-hole Golf Course for golf enthusiasts and Country Club-Style living for active adults. Golfers can also practice on the driving range and putting green so they can step up their golf game skills. It boasts a 19,000 square-foot clubhouse. Here is a sample of activities and amenities offered: Clubhouse/Amenity center, fitness center, Outdoor Olympic pool, hot tub, heated indoor pool, card room, arts & crafts studio, ballroom, library, billiards, bocce ball, shuffleboard courts walking & biking trails, volleyball court, tennis/pickleball courts, horseshoe pit, and croquet lawns. Ocala Palm is a very family friendly community and is located close to shopping centers, supermarkets, drug stores, restaurants, banks, doctors’ offices, hospitals, postal office department stores, etc. For family entertainment, Ocala features year-round public festivals events, canoeing, kayaking, paddle boating, horseback riding, fishing, etc. Close to tourist attractions like World Disney Parks, Universal Studios, Sea World, Bush Garden, World Equestrian Center, numerous beaches, etc. All measurements are approximate. Buyer(s) to re-measure.

17. 2020-10-26
    historical
18. 2020-10-09
    listed $272,900
19. 2004-05-10
    soldstatus $162,500
20. 2004-05-06
    soldstatus $162,500
21. 2004-02-10
    listed $169,900

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $2,406 · $201/mo
• Expected delta: +$646/yr (+$54/mo · 36.7%)

ⓘ 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 2/10 Low
• 🌡 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: $27,578
• − Mortgage interest: −$16,239
• − Property taxes: −$1,760
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$3,528
• − Depreciation: −$8,433
• Taxable loss: −$8,244
• Est. tax savings @ 24.0%: +$1,979
• After-tax cash flow: $-1,215/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

+76.5% since first listed

6 events — show timeline

• 2026-04-10 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2020-10-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-10-09 Listed $272,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-10 Sold (Public Records) $162,500 Public Records
• 2004-05-06 Sold (MLS) $162,500 Stellar MLS as Distributed by MLS Grid
• 2004-02-10 Listed $169,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $1,760 · +15.7% YoY. Source: county tax records.