6406 NW 61st Ln · Ocala, FL 34482

$292,900

3 bd · 2.0 ba · 1,473 sqft · SingleFamily · 54 Days on market

Built 2026 10,019 sqft lot

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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 +15.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. Under Construction. NOW AVAILABLE in NW Ocala Horse Country, only 5 minutes to WEC! You won’t want to miss this brand-new construction home situated on an oversized lot in the popular neighborhood of Ocala Park Estates (NO HOA). This light and bright home offers 3 bedrooms and 2 full baths, a laundry room, 2-car garage and a covered lanai for outdoor living. Showcasing a modern ranch-style aesthetic with neutral finishes, featuring an open kitchen, shaker-style cabinetry, sleek quartz countertops, large island and a suite of stainless appliances. The open-concept floor plan presents kitchen, dining

Key facts

• Covered lanai
• Large island
• Oversized lot

Tags

• OVERSIZED LOT
• COVERED LANAI
• OPEN KITCHEN
• SHAKER-STYLE CABINETRY
• SLEEK QUARTZ COUNTERTOPS
• LARGE ISLAND

🏗️ New construction. The $292,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,140.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $293k.

Deal economics

• At list price, monthly cash flow is $21 ($257/yr) — positive.
• To cash-flow at today's rent, offer at most $268k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (17.0% below list).
• Recommended offer: $243k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 16 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 44% 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 $8k 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 54 days — a 3% lower offer ($284k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,059 (17.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $265,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5787 NW 62nd Ave	0.33mi	3/2.0	1,473 (0%)	4mo	$290,700	$197	82
6445 NW 61st Ave	0.40mi	3/2.0	1,473 (0%)	1mo	$290,700	$197	81
6518 NW 61st St	0.13mi	3/2.0	1,380 (-6%)	4mo	$248,900	$180	80
6006 NW 62nd Pl	0.40mi	3/2.0	1,464 (-1%)	2mo	$228,000	$156	79
6276 NW 62nd Ave	0.21mi	3/2.0	1,380 (-6%)	1mo	$237,000	$172	79
6689 NW 61st St	0.29mi	3/2.0	1,473 (0%)	11mo	$292,900	$199	77
6149 NW 60th St	0.27mi	4/2.0 (+1)	1,510 (+2%)	14mo	$222,900	$148	67
6441 NW 65th Ave	0.24mi	3/2.0	1,281 (-13%)	7mo	$212,000	$165	62
6254 NW 65th Pl NW	0.35mi	3/2.0	1,381 (-6%)	14mo	$265,000	$192	61
6174 NW 58th Ter	0.54mi	3/2.0	1,380 (-6%)	10mo	$239,900	$174	56
5263 NW 62nd Ave NW	0.65mi	3/2.0	1,561 (+6%)	11mo	$259,900	$166	50
6086 NW 53rd Street Rd	0.65mi	3/2.0	1,331 (-10%)	11mo	$239,900	$180	45

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: -10.1%
• Equity multiple: 0.61×
• Total profit: $-28,679
• Equity at exit: $39,533

10-year hold

• IRR: 5.3%
• Equity multiple: 1.48×
• Total profit: $35,559
• Equity at exit: $22,924

Cash invested: $74,239 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,431 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,977/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $21

Break-even live

Break-even rent $2,404

Max offer price $265,140

Occupancy floor 94%

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: $66,285
• Closing costs: $7,954
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6425 NW 62nd Ter Ocala, FL	3.0	2.0	1349	$3,000	$2.22	21d	1	0.25mi
6440 NW 66th Ct Ocala, FL	3.0	2.0	992	$1,695	$1.71	14d	1	0.37mi
6175 NW 59th Ave Ocala, FL	3.0	2.0	1384	$1,745	$1.26	21d	1	0.50mi
5907 NW 64th St Ocala, FL	4.0	2.0	1313	$1,699	$1.29	21d	1	0.53mi
5532 NW 57th Pl Ocala, FL	2.0	2.0	962	$1,295	$1.35	14d	1	0.87mi
5391 NW 55th Ct Ocala, FL	3.0	2.0	1332	$1,650	$1.24	21d	1	0.97mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	21d	1	1.32mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	21d	1	1.32mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	14d	1	1.36mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	14d	1	1.36mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	1.36mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	21d	1	1.38mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	21d	1	1.42mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	21d	1	1.43mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	21d	1	1.47mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	21d	1	1.48mi

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-03-03
   listed $292,900 Active

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,167
• − Mortgage interest: −$14,852
• − Property taxes: −$3,977
• − Insurance: −$2,123
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$7,713
• Taxable loss: −$4,165
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $1,256/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

2 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listed $292,900 Stellar MLS as Distributed by MLS Grid