7939 SW 141st Pl · Marion Oaks, FL 34473

$285,000

4 bd · 2.0 ba · 1,587 sqft · Land · 41 Days on market

Built 2025 0.29 ac lot $180/sqft · 12% above area Est $253k · 12% over

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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 +7.9/30.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.3/5.0
• DSCR +2.0/10.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7939 SW 141st Pl, a beautifully designed single-story home offering modern comfort, functional layout, and excellent value in a desirable area. This residence features a well-planned floor plan with spacious bedrooms and bathrooms, providing both privacy and convenience for everyday living. The interior showcases quality finishes throughout, including durable flooring, modern fixtures, and a clean contemporary design that enhances the overall appeal. The kitchen and living areas flow seamlessly, creating an open and inviting space ideal for entertaining or relaxing with family. Please note: the photos shown are from a different model with the same square footage. Finishes, layout

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: R1; Property condition: Completed; Living area reported as 1,587 sq ft (appraiser); Total building area reported as 2,010 sq ft (appraiser)
• HOA & community: No association listed; Pets allowed: cats and dogs

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Well water; Septic sewer; Electricity connected; Cable available
• Home design: Single-family residence; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; New construction; Slab foundation
• Exterior features: Exterior lighting; Private mailbox; Asphalt road access; Lot dimensions approximately 100 x 125 (0.29 acres)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Walk-in closet(s)
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $285k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (25.8% below list).
• Recommended offer: $212k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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.
• Zoned schools: Sunrise Elementary School (math 43% / reading 34%, grade F, #1,575 of 2,144 statewide, top 74%, 1,017 students, 73% FRL); Horizon Academy At Marion Oaks (math 37% / reading 36%, grade F, #405 of 571 statewide, top 72%, 1,067 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL).
• Market conditions: Rents soft (-0.7%/yr); 1376 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% of the median local income ($72k/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 41 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,542 (25.8% 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 41 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $253,346
• List price: $285,000
• Delta: 12.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.11×
• Total profit: $-71,354
• Equity at exit: $42,494

10-year hold

• IRR: -40.8%
• Equity multiple: -0.38×
• Total profit: $-110,433
• Equity at exit: $24,642

Cash invested: $79,800 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1376
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-298

Break-even live

Break-even rent $2,493

Max offer price $241,824

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-200	+0% $-298	+5% $-397	+10% $-495
Rent	-10% $-466	-5% $-382	+0% $-298	+5% $-215	+10% $-131
Rate	-1.0pp $-155	-0.5pp $-226	base $-298	+0.5pp $-372	+1.0pp $-447

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
769 Marion Oaks Pass Ocala, FL	4.0	2.0	1696	$1,950	$1.15	15d	1	0.24mi
14576 SW 75th Cir Ocala, FL	3.0	2.0	1936	$1,945	$1.00	15d	1	0.39mi
7883 SW 138th Street Rd Ocala, FL	4.0	3.0	1865	$2,125	$1.14	23d	1	0.40mi
8398 SW 138th Pl Ocala, FL	3.0	2.0	1660	$1,900	$1.14	23d	1	0.62mi
8427 SW 136th St Ocala, FL	3.0	2.0	1762	$2,095	$1.19	23d	1	0.75mi
13130 SW 78th Cir Ocala, FL	4.0	2.0	1816	$1,900	$1.05	15d	1	0.80mi
8341 SW 135th Loop Ocala, FL	3.0	2.0	1623	$1,600	$0.99	23d	1	0.87mi
8713 SW 138th St Ocala, FL	3.0	2.0	1554	$1,950	$1.25	23d	1	0.89mi
13215 SW 77th Ave Ocala, FL	3.0	2.0	1315	$1,800	$1.37	15d	1	0.96mi
8070 SW 131st Ln Ocala, FL	3.0	2.0	1642	$2,400	$1.46	15d	1	0.97mi
7011 SW 136th Ln Ocala, FL	3.0	2.0	1670	$2,300	$1.38	15d	1	0.99mi
7060 SW 131st Loop Ocala, FL	4.0	2.0	1787	$1,899	$1.06	15d	1	1.05mi
7146 SW 134th St Ocala, FL	3.0	2.0	1733	$1,600	$0.92	23d	1	1.07mi
7052 SW 131st Loop Ocala, FL	3.0	2.0	1718	$1,550	$0.90	23d	1	1.10mi
820 Marion Oaks Mnr Ocala, FL	4.0	2.0	1747	$1,995	$1.14	23d	1	1.12mi
585 Marion Oaks Pass Ocala, FL	4.0	2.0	1924	$2,165	$1.13	15d	1	1.13mi
13092 SW 84th Terrace Rd Ocala, FL	4.0	2.0	1800	$1,800	$1.00	23d	1	1.19mi
13033 SW 82nd Avenue Rd Ocala, FL	3.0	2.0	1413	$1,895	$1.34	15d	1	1.20mi
13101 SW 72nd Terrace Rd Ocala, FL	4.0	3.0	2088	$2,250	$1.08	15d	1	1.22mi
6872 SW 132nd Pl Ocala, FL	4.0	2.0	1774	$2,200	$1.24	23d	1	1.39mi
6872 SW 132nd St Ocala, FL	4.0	2.0	1774	$2,200	$1.24	23d	1	1.40mi
8181 SW 128th Loop Ocala, FL	3.0	2.0	1402	$1,745	$1.24	15d	1	1.44mi
12847 SW 84th Terrace Rd Ocala, FL	3.0	2.0	1393	$1,850	$1.33	23d	1	1.44mi
13205 SW 65th Cir Ocala, FL	4.0	3.0	1802	$2,200	$1.22	15d	1	1.45mi
6949 SW 152nd St Ocala, FL	3.0	2.0	1331	$2,000	$1.50	15d	1	1.48mi
6732 SW 132nd St Ocala, FL	4.0	2.0	1774	$1,950	$1.10	15d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $285,000 Active 41 DOM
2. 2026-06-18
   days on market $285,000 Active 38 DOM
3. 2026-06-17
   days on market $285,000 Active 37 DOM
4. 2026-06-16
   days on market $285,000 Active 36 DOM
5. 2026-06-15
   days on market $285,000 Active 35 DOM
6. 2026-06-14
   days on market $285,000 Active 33 DOM
7. 2026-06-13
   days on market $285,000 Active 32 DOM
8. 2026-06-10
   days on market $285,000 Active 30 DOM
9. 2026-06-09
   days on market $285,000 Active 29 DOM
10. 2026-06-08
    days on market $285,000 Active 28 DOM
11. 2026-06-07
    days on market $285,000 Active 27 DOM
12. 2026-06-03
    days on market $285,000 Active 23 DOM
13. 2026-06-02
    days on market $285,000 Active 22 DOM
14. 2026-06-01
    days on market $285,000 Active 21 DOM
15. 2026-05-31
    days on market $285,000 Active 20 DOM
16. 2026-05-30
    days on market $285,000 Active 19 DOM
17. 2026-05-11
    listed $285,000 Active 904-char remark

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,385
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$8,291
• Taxable loss: −$8,632
• Est. tax savings @ 24.0%: +$2,072
• After-tax cash flow: $-1,509/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 — Marion Oaks

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

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

1 event — show timeline

• 2026-05-11 Listed $285,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.5%/yr

Latest (2025): $470 · +64.0% YoY. Source: county tax records.