1920 NW 50th Cir · Ocala, FL 34482

$119,900

2 bd · 2.0 ba · 1,062 sqft · SingleFamily public records · 284 Days on market

Built 1994 4,356 sqft lot Est $198k · 39% under $278/mo HOA · 13% of rent

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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 +29.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2-Bedroom, 2-Bath Home with Golf Course Views in Ocala Palms! Welcome to this inviting home offering a comfortable and functional layout. The spacious living and dining room combo provides an open feel with plenty of room for relaxing or entertaining. The kitchen is designed for convenience with ample cabinet storage, plenty of counter space, and a breakfast bar for casual dining. An inside laundry room with additional cabinetry keeps everything organized. Step into the 15x8 enclosed Florida Room, where you can enjoy serene views of the golf course year-round. The home also features a two-car garage with a garage door opener, offering plenty of space for vehicles and storage. Situated in th

Key facts

• Fitness center
• Brand-new pavilion
• Tennis courts

Tags

• ENCLOSED FLORIDA ROOM
• FITNESS CENTER
• INDOOR AND OUTDOOR POOLS
• TENNIS COURTS
• GUARDED GATED ENTRANCE
• BRAND-NEW PAVILION

Property features AI

Finance

• Financial info: Total annual fees: $3,346.80
• HOA & community: Has HOA (Ocala Palms Operations); Monthly association fee of $278.90; Association fee includes 24-hour guard, cable TV, pool, internet, grounds maintenance, recreational facilities and trash; Community amenities: clubhouse, dog park, fitness center, golf, pool, racquetball, tennis courts, wheelchair access; Senior community; Dogs allowed

Exterior

• Parking: Driveway; Attached garage with 2 spaces
• Security: 24-hour guarded community
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; PUD zoning; One story; East-facing; Entry level: 1
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as Travelers 2 model
• Exterior features: Enclosed patio/porch; Cleared lot; On golf course; Paved road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms (one-level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Living room/dining room combo; Walk-in closets; Florida room; Sliding doors
• Laundry & utility: Inside laundry; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 rising fast (+11.1%/yr); 663 active listings in the ZIP; 19 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 38% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $85k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 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. 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. 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.
7. 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.
8. 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: 1.72% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $197,532
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 NW 50th Cir	0.04mi	2/2.0	1,140 (+7%)	20mo	$215,000	$189	69
1089 NW 52nd Ct	0.66mi	3/2.0 (+1)	1,181 (+11%)	17mo	$220,000	$186	32
1035 NW 52nd Ct	0.68mi	3/2.0 (+1)	1,181 (+11%)	17mo	$215,000	$182	31

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: 13.7%
• Equity multiple: 1.59×
• Total profit: $19,791
• Equity at exit: $17,877

10-year hold

• IRR: 26.9%
• Equity multiple: 4.10×
• Total profit: $104,074
• Equity at exit: $10,367

Cash invested: $33,572 (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 34482

• Rents YoY: 11.1%
• Active inventory: 663
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$629
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$50
• HOA: −$278
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $440

Break-even live

Break-even rent $1,508

Max offer price $119,900

Occupancy floor 74%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	21d	1	0.01mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	21d	1	0.04mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	0.05mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	0.06mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	14d	1	0.36mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	21d	1	0.36mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	21d	1	0.75mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$1,785	$1.53	21d	1	0.81mi
1017 NW 57th Ct Unit 1019 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	0.94mi
985 NW 57th Ct Unit 987 Ocala, FL	3.0	2.0	1162	$1,697	$1.46	21d	1	0.95mi
985 NW 57th Ct Unit 985 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	0.95mi
5811 NW 10th St Unit 5811 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	0.97mi
933 NW 57th Ct Unit 935 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	0.98mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	21d	1	1.04mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	14d	1	1.06mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	21d	1	1.06mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	21d	1	1.11mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	21d	1	1.13mi
311 NW 60th Ave Ocala, FL	3.0	2.0	1462	$1,900	$1.30	21d	1	1.48mi

HOA detail

• Monthly dues: $278 · $3,336/yr

Listing history 27 events

1. 2026-06-18
   days on market $119,900 Active 284 DOM
2. 2026-06-17
   status $119,900 Active 283 DOM
3. 2026-05-19
   status Active
4. 2026-05-08
   status Pending
5. 2026-04-24
   status Active
6. 2026-04-24
   price $119,900
7. 2026-04-20
   historical
8. 2026-03-26
   status Active
9. 2026-03-23
   status Pending
10. 2026-02-18
    status Active
11. 2026-02-18
    price $129,900
12. 2026-02-17
    historical
13. 2026-01-19
    status Active
14. 2026-01-19
    price $139,900
15. 2026-01-16
    historical
16. 2025-12-17
    price $149,900
17. 2025-11-20
    status Active
18. 2025-11-20
    price $159,900
19. 2025-11-17
    historical
20. 2025-11-05
    price $174,900
21. 2025-10-17
    status Active
22. 2025-10-17
    historical
23. 2025-10-02
    price $179,900
24. 2025-09-04
    price $189,900
25. 2025-07-21
    listed $204,900 Active
26. 1995-12-12
    soldstatus $81,200
27. 1994-04-14
    soldstatus $44,500

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $2,819 · $235/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 · 23 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: $24,790
• − Mortgage interest: −$6,716
• − Property taxes: −$2,819
• − Insurance: −$600
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − HOA: −$3,336
• − Depreciation: −$3,488
• Taxable income: $3,865
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $4,357/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

+169.4% since first listed

25 events — show timeline

• 2026-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Listed $204,900 Stellar MLS as Distributed by MLS Grid
• 1995-12-12 Sold (Public Records) $81,200 Public Records
• 1994-04-14 Sold (Public Records) $44,500 Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,819 · +12.7% YoY. Source: county tax records.