10260 SW 92nd Ct · On Top of the World, FL 34481

$129,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 207 Days on market

Built 1983 10,454 sqft lot $150/sqft · 9% below area Est $142k · 9% under $148/mo HOA · 10% 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 +16.2/30.0
• ARV discount +11.4/15.0
• 1% rule +6.1/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY . Brand new roof October 2025, New AC 2024, Brand new Vinyl plank flooring Oct. 2025, freshly painted Interior Oct. 2025. Two Bedroom, One Bath in Pine Run estates with Private backyard. Home features 15x9 vinyl enclosed florida room, eat in Kitchen, 12x8 utility room. Home sits high and dry in a no Flood zone, and no neighbors behind this home. SELLER WILL LOOK AT ALL OFFERS!

Key facts

• Private backyard
• Eat in kitchen
• New ac

Tags

• NEW ROOF
• NEW AC
• VINYL PLANK FLOORING
• PRIVATE BACKYARD
• VINYL ENCLOSED FLORIDA ROOM
• EAT IN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $70 ($836/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.9% in On Top of the World — 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 D — 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.
• Market conditions: 1151 active listings in the ZIP; 11 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 30% of the median local income ($57k/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 $898 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.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $130k implies a 100% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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. 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?
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: 1.11% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 7.5

CMA / ARV

• ARV (median comp): $142,110
• List price: $129,900
• Delta: -8.59%
• 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
9070 SW 104th Pl	0.23mi	2/1.0	864 (0%)	7mo	$140,000	$162	83
10150 SW 96th Ct	0.44mi	2/1.0	960 (+11%)	18mo	$110,000	$115	46
10495 SW 98th Ter	0.62mi	2/1.0	768 (-11%)	23mo	$134,000	$174	33

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-16,483
• Equity at exit: $19,369

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-8,118
• Equity at exit: $11,231

Cash invested: $36,372 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$681
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$54
• HOA: −$148
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $70

Break-even live

Break-even rent $1,355

Max offer price $129,900

Occupancy floor 90%

Sensitivity live

Price	-10% $143	-5% $106	+0% $70	+5% $33	+10% $-4
Rent	-10% $-44	-5% $13	+0% $70	+5% $127	+10% $184
Rate	-1.0pp $135	-0.5pp $103	base $70	+0.5pp $36	+1.0pp $2

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	0.18mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	21d	1	0.28mi
10081 SW 97th Ct Ocala, FL	2.0	1.0	992	$1,200	$1.21	14d	1	0.51mi
10405 SW 99th Ave Ocala, FL	2.0	2.0	1040	$1,450	$1.39	21d	1	0.63mi
9941 SW 102nd Ln Ocala, FL	2.0	1.0	672	$1,200	$1.79	21d	1	0.68mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	0.68mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	21d	1	0.71mi
10155 SW 100th Ave Ocala, FL	2.0	2.0	1040	$1,700	$1.63	21d	1	0.74mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	21d	1	0.83mi
8942 SW 109th Ln Ocala, FL	2.0	2.0	960	$1,450	$1.51	21d	1	1.02mi
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	21d	1	1.37mi

HOA detail

• Monthly dues: $148 · $1,776/yr

Listing history 20 events

1. 2026-06-07
   remarks 401-char remark
2. 2026-06-07
   status $129,900 Pending 207 DOM
3. 2026-06-03
   days on market $129,900 Active 207 DOM
4. 2026-06-02
   days on market $129,900 Active 206 DOM
5. 2026-05-31
   days on market $129,900 Active 204 DOM
6. 2026-05-30
   days on market $129,900 Active 203 DOM
7. 2026-05-05
   status Active 393-char remark

   Show marketing remark (393 chars)

   MOVE IN READY . Brand new roof October 2025, New AC 2024, Brand new Vinyl plank flooring Oct. 2025, freshly painted Interior Oct. 2025. Two Bedroom, One Bath in Pine Run estates with Private backyard. Home features 15x9 vinyl enclosed florida room, eat in Kitchen, 12x8 utility room. Home sits high and dry in a no Flood zone, and no neighbors behind this home. SELLER WILL LOOK AT ALL OFFERS!

8. 2026-04-30
   status Pending 393-char remark

   Show marketing remark (393 chars)

   MOVE IN READY . Brand new roof October 2025, New AC 2024, Brand new Vinyl plank flooring Oct. 2025, freshly painted Interior Oct. 2025. Two Bedroom, One Bath in Pine Run estates with Private backyard. Home features 15x9 vinyl enclosed florida room, eat in Kitchen, 12x8 utility room. Home sits high and dry in a no Flood zone, and no neighbors behind this home. SELLER WILL LOOK AT ALL OFFERS!

9. 2026-03-23
   price $129,900 393-char remark

   Show marketing remark (393 chars)

   MOVE IN READY . Brand new roof October 2025, New AC 2024, Brand new Vinyl plank flooring Oct. 2025, freshly painted Interior Oct. 2025. Two Bedroom, One Bath in Pine Run estates with Private backyard. Home features 15x9 vinyl enclosed florida room, eat in Kitchen, 12x8 utility room. Home sits high and dry in a no Flood zone, and no neighbors behind this home. SELLER WILL LOOK AT ALL OFFERS!

10. 2026-01-02
    price $139,900 393-char remark

    Show marketing remark (393 chars)

    MOVE IN READY . Brand new roof October 2025, New AC 2024, Brand new Vinyl plank flooring Oct. 2025, freshly painted Interior Oct. 2025. Two Bedroom, One Bath in Pine Run estates with Private backyard. Home features 15x9 vinyl enclosed florida room, eat in Kitchen, 12x8 utility room. Home sits high and dry in a no Flood zone, and no neighbors behind this home. SELLER WILL LOOK AT ALL OFFERS!

11. 2025-11-03
    listed $144,900 Active 393-char remark

    Show marketing remark (393 chars)

    MOVE IN READY . Brand new roof October 2025, New AC 2024, Brand new Vinyl plank flooring Oct. 2025, freshly painted Interior Oct. 2025. Two Bedroom, One Bath in Pine Run estates with Private backyard. Home features 15x9 vinyl enclosed florida room, eat in Kitchen, 12x8 utility room. Home sits high and dry in a no Flood zone, and no neighbors behind this home. SELLER WILL LOOK AT ALL OFFERS!

12. 2019-04-03
    soldstatus $65,000
13. 2019-03-26
    soldstatus $65,000 431-char remark

    Show marketing remark (431 chars)

    BACK UP OFFERS CONSIDERED. FURNISHED. THIS 2 BEDROOM SITE BUILT HOME IS LOCATED ON A SPACIOUS LOT OF CENTRAL FLORIDA PARADISE. COME LIVE IN THE FLORIDA SUN. A GREAT VALUE IN A GREAT 55 AND OVER COMMUNITY. THE ASSOCIATION OFFERS PLENTY OF RECREATION FACILITIES AND NUMEROUS ACTIVITIES/CLUBS FOR AN ACTIVE LIFESTYLE. EAT IN KITCHEN, SPACIOUS 14 X 17 LIVING ROOM. ENCLOSED LANAI. UTILITY BUILDING OFFERS LAUNDRY SPACE AND A WORK AREA.

14. 2019-03-26
    soldstatus $65,000

    Show marketing remark (431 chars)

    BACK UP OFFERS CONSIDERED. FURNISHED. THIS 2 BEDROOM SITE BUILT HOME IS LOCATED ON A SPACIOUS LOT OF CENTRAL FLORIDA PARADISE. COME LIVE IN THE FLORIDA SUN. A GREAT VALUE IN A GREAT 55 AND OVER COMMUNITY. THE ASSOCIATION OFFERS PLENTY OF RECREATION FACILITIES AND NUMEROUS ACTIVITIES/CLUBS FOR AN ACTIVE LIFESTYLE. EAT IN KITCHEN, SPACIOUS 14 X 17 LIVING ROOM. ENCLOSED LANAI. UTILITY BUILDING OFFERS LAUNDRY SPACE AND A WORK AREA.

15. 2019-03-04
    listed $64,900 431-char remark

    Show marketing remark (431 chars)

    BACK UP OFFERS CONSIDERED. FURNISHED. THIS 2 BEDROOM SITE BUILT HOME IS LOCATED ON A SPACIOUS LOT OF CENTRAL FLORIDA PARADISE. COME LIVE IN THE FLORIDA SUN. A GREAT VALUE IN A GREAT 55 AND OVER COMMUNITY. THE ASSOCIATION OFFERS PLENTY OF RECREATION FACILITIES AND NUMEROUS ACTIVITIES/CLUBS FOR AN ACTIVE LIFESTYLE. EAT IN KITCHEN, SPACIOUS 14 X 17 LIVING ROOM. ENCLOSED LANAI. UTILITY BUILDING OFFERS LAUNDRY SPACE AND A WORK AREA.

16. 2019-03-04
    listed $64,900

    Show marketing remark (431 chars)

    BACK UP OFFERS CONSIDERED. FURNISHED. THIS 2 BEDROOM SITE BUILT HOME IS LOCATED ON A SPACIOUS LOT OF CENTRAL FLORIDA PARADISE. COME LIVE IN THE FLORIDA SUN. A GREAT VALUE IN A GREAT 55 AND OVER COMMUNITY. THE ASSOCIATION OFFERS PLENTY OF RECREATION FACILITIES AND NUMEROUS ACTIVITIES/CLUBS FOR AN ACTIVE LIFESTYLE. EAT IN KITCHEN, SPACIOUS 14 X 17 LIVING ROOM. ENCLOSED LANAI. UTILITY BUILDING OFFERS LAUNDRY SPACE AND A WORK AREA.

17. 2006-06-26
    soldstatus $82,000
18. 2005-07-21
    soldstatus $70,000
19. 2005-07-15
    soldstatus $70,000
20. 2005-06-08
    listed $74,900

ⓘ 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: $2,244 · $187/mo
• Projected year-2 tax: $2,244 · $187/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 4/10 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: $17,316
• − Mortgage interest: −$7,276
• − Property taxes: −$2,244
• − Insurance: −$650
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − HOA: −$1,776
• − Depreciation: −$3,779
• Taxable loss: −$1,179
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,119/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 — On Top of the World

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

Census & demographics

• County: Marion County · 315,796 people
• City population: 25,668
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• 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

+73.4% since first listed

14 events — show timeline

• 2026-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-03 Sold (Public Records) $65,000 Public Records
• 2019-03-26 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-26 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-04 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-04 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-26 Sold (Public Records) $82,000 Public Records
• 2005-07-21 Sold (Public Records) $70,000 Public Records
• 2005-07-15 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-08 Listed $74,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.2%/yr

Latest (2025): $2,244 · +1.9% YoY. Source: county tax records.