527 Midway Dr Unit B · Silver Springs Shores, FL 34472

$109,900

2 bd · 1.5 ba · 1,054 sqft · Condo public records · 115 Days on market

Built 1972 $104/sqft · 10% below area Est $122k · 10% under $329/mo HOA · 23% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +12.0/15.0
• Cash flow +11.5/30.0
• Appreciation +8.0/10.0
• 1% rule +7.9/10.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to easy, maintenance-free living in Live Oak Village, one of Ocala’s most desirable 55+ communities. This beautifully maintained second-floor condominium offers peaceful views overlooking Lake Sparkle and delivers the relaxed Florida lifestyle so many buyers are searching for. Offering 1,054 square feet of thoughtfully designed living space, this two-bedroom, one-and-a-half-bath residence is being sold completely furnished — truly turnkey and ready for immediate enjoyment. Whether you're seeking a full-time home or a seasonal retreat, you can simply bring your suitcase and start enjoying the view from day one. Inside, the home feels bright, comfortable, and inviting. New carpet installed in 2020 enhances the living areas and bedrooms, creating a fresh and cohesive feel throughout. The spacious living and dining areas flow effortlessly toward the private lanai — an ideal setting for morning coffee or evening relaxation while taking in tranquil views of Lake Sparkle, the clubhouse, and the community pool. The elevated second-floor location provides added privacy and a peaceful vantage point. The primary bedroom is generously sized and features a desirable walk-in closet, offering ample storage space and everyday convenience. All rooms throughout the condo are equipped with ceiling fans with integrated lighting, adding both comfort and energy efficiency year-round. Major updates have already been completed, including a new air conditioning system installed in 2021 and the roof was replaced in 2023, providing peace of mind for the next owner. Living in Live Oak Village means enjoying a true low-maintenance lifestyle. The monthly HOA fee includes exterior building maintenance, lawn care, community pool access, basic cable television, garbage pickup, and insurance on the building — simplifying expenses and reducing homeowner responsibilities. Residents also enjoy access to the community clubhouse and pool, fostering a welcoming and active 55+ environment. If you’ve been waiting for a move-in-ready, furnished condo with water views in a well-maintained and established community, this is an opportunity you won’t want to miss. Schedule your private showing today and experience the comfort, convenience, and peaceful setting this Lake Sparkle residence has to offer.

Key facts

• Walk in closet
• Roof replaced
• Private lanai

Tags

• PRIVATE LANAI
• WALK IN CLOSET
• COMMUNITY POOL ACCESS
• NEW AIR CONDITIONING SYSTEM
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-36 ($-437/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (5.9% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.7% in Silver Springs Shores — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, schools 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 flat; 674 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).

Forward outlook

• In year one you build about $7k of equity ($760 loan paydown + $7k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.9% appreciation + 0.2% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $110k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% 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 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 6.5

CMA / ARV

• ARV (median comp): $121,987
• List price: $109,900
• Delta: -9.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.82×
• Total profit: $25,316
• Equity at exit: $68,620

10-year hold

• IRR: 11.9%
• Equity multiple: 3.27×
• Total profit: $69,842
• Equity at exit: $124,037

Cash invested: $30,772 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 674
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$576
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$46
• HOA: −$329
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-36

Break-even live

Break-even rent $1,461

Max offer price $103,466

Occupancy floor 98%

Sensitivity live

Price	-10% $26	-5% $-5	+0% $-36	+5% $-68	+10% $-99
Rent	-10% $-148	-5% $-92	+0% $-36	+5% $19	+10% $75
Rate	-1.0pp $19	-0.5pp $-8	base $-36	+0.5pp $-65	+1.0pp $-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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Midway Dr Unit A Ocala, FL	2.0	1.5	1054	$1,500	$1.42	14d	1	0.12mi
454 Fairways Cir Ocala, FL	2.0	2.0	837	$1,200	$1.43	21d	1	0.25mi
454 Fairways Cir Unit B204 Ocala, FL	2.0	2.0	837	$1,289	$1.54	21d	1	0.26mi
454 Fairways Cir Unit B203 Ocala, FL	2.0	2.0	850	$1,375	$1.62	21d	1	0.26mi
582 Fairways Cir Unit A Ocala, FL	2.0	2.0	1304	$1,500	$1.15	21d	1	0.26mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	21d	1	0.27mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	14d	1	0.27mi
520 Fairways Cir Unit A Ocala, FL	2.0	1.5	1027	$1,100	$1.07	21d	1	0.28mi
548 Fairways Cir Unit C102 Ocala, FL	2.0	2.0	850	$1,400	$1.65	21d	1	0.29mi
510 Fairways Cir Unit A Ocala, FL	2.0	2.0	1000	$1,299	$1.30	21d	1	0.29mi
567 Midway Trak Unit H201 Ocala, FL	3.0	2.0	1029	$1,350	$1.31	14d	1	0.29mi
553 Fairways Cir Unit B Ocala, FL	2.0	2.0	1304	$1,700	$1.30	14d	1	0.32mi
576 Fairways Ln Unit M104 Ocala, FL	2.0	2.0	837	$1,250	$1.49	21d	1	0.33mi
561 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,250	$1.21	21d	1	0.34mi
532 Bahia Cir Unit A Ocala, FL	2.0	1.5	1027	$1,300	$1.27	21d	1	0.36mi
549 Fairways Dr Unit A Ocala, FL	2.0	2.0	1072	$1,200	$1.12	21d	1	0.37mi
593 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,200	$1.16	21d	1	0.41mi
633 Silver Pass Unit B Ocala, FL	2.0	2.0	1072	$1,500	$1.40	21d	1	0.42mi
7817 Midway Drive Ter Unit A103 Ocala, FL	1.0	1.0	729	$1,300	$1.78	21d	1	0.50mi
544 Silver Crse Ocala, FL	2.0	1.0	904	$1,395	$1.54	14d	1	0.60mi
708 Bahia Cir Ocala, FL	3.0	2.0	1352	$1,500	$1.11	21d	1	0.65mi
54 Pine Trak Unit 104F Ocala, FL	2.0	2.0	832	$1,300	$1.56	21d	1	0.96mi
58 Pine Trak Unit 104D Ocala, FL	2.0	2.0	832	$1,050	$1.26	21d	1	0.97mi
62 Pine Trak Ocala, FL	2.0	2.0	832	$1,250	$1.50	21d	1	1.01mi
9337 Bahia Rd Ocala, FL	3.0	2.0	1402	$1,765	$1.26	14d	1	1.08mi
478 Water Pl Ocala, FL	3.0	2.0	1228	$1,650	$1.34	21d	1	1.14mi
162 Bahia Terrace Dr Ocala, FL	2.0	2.0	984	$1,375	$1.40	21d	1	1.16mi
43 Bahia Pass Ocala, FL	3.0	2.0	1188	$1,475	$1.24	21d	1	1.19mi
455 Water Rd Ocala, FL	3.0	2.0	1275	$1,450	$1.14	14d	1	1.25mi
446 Water Rd Ocala, FL	3.0	2.0	1248	$1,425	$1.14	21d	1	1.27mi
7184 Hemlock Loop Ocala, FL	3.0	2.0	1392	$1,675	$1.20	21d	1	1.33mi
12 Spring Loop Ocala, FL	2.0	1.0	900	$1,350	$1.50	14d	1	1.41mi
308 Hickory Course Radl Ocala, FL	3.0	2.0	1397	$1,650	$1.18	21d	1	1.41mi

HOA detail condo

• Monthly dues: $329 · $3,948/yr
• Likely covers: watertrashcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 115 DOM
2. 2026-06-17
   days on market $109,900 Active 114 DOM
3. 2026-06-16
   days on market $109,900 Active 113 DOM
4. 2026-06-15
   days on market $109,900 Active 112 DOM
5. 2026-06-14
   days on market $109,900 Active 110 DOM
6. 2026-06-13
   days on market $109,900 Active 109 DOM
7. 2026-06-10
   days on market $109,900 Active 107 DOM
8. 2026-06-09
   days on market $109,900 Active 106 DOM
9. 2026-06-08
   days on market $109,900 Active 105 DOM
10. 2026-06-07
    days on market $109,900 Active 104 DOM
11. 2026-06-03
    days on market $109,900 Active 100 DOM
12. 2026-06-02
    days on market $109,900 Active 99 DOM
13. 2026-06-01
    days on market $109,900 Active 98 DOM
14. 2026-05-31
    days on market $109,900 Active 97 DOM
15. 2026-05-30
    days on market $109,900 Active 96 DOM
16. 2026-02-23
    listed $109,900 Active 2339-char remark

    Show marketing remark (2339 chars)

    Welcome to easy, maintenance-free living in Live Oak Village, one of Ocala’s most desirable 55+ communities. This beautifully maintained second-floor condominium offers peaceful views overlooking Lake Sparkle and delivers the relaxed Florida lifestyle so many buyers are searching for. Offering 1,054 square feet of thoughtfully designed living space, this two-bedroom, one-and-a-half-bath residence is being sold completely furnished — truly turnkey and ready for immediate enjoyment. Whether you're seeking a full-time home or a seasonal retreat, you can simply bring your suitcase and start enjoying the view from day one. Inside, the home feels bright, comfortable, and inviting. New carpet installed in 2020 enhances the living areas and bedrooms, creating a fresh and cohesive feel throughout. The spacious living and dining areas flow effortlessly toward the private lanai — an ideal setting for morning coffee or evening relaxation while taking in tranquil views of Lake Sparkle, the clubhouse, and the community pool. The elevated second-floor location provides added privacy and a peaceful vantage point. The primary bedroom is generously sized and features a desirable walk-in closet, offering ample storage space and everyday convenience. All rooms throughout the condo are equipped with ceiling fans with integrated lighting, adding both comfort and energy efficiency year-round. Major updates have already been completed, including a new air conditioning system installed in 2021 and the roof was replaced in 2023, providing peace of mind for the next owner. Living in Live Oak Village means enjoying a true low-maintenance lifestyle. The monthly HOA fee includes exterior building maintenance, lawn care, community pool access, basic cable television, garbage pickup, and insurance on the building — simplifying expenses and reducing homeowner responsibilities. Residents also enjoy access to the community clubhouse and pool, fostering a welcoming and active 55+ environment. If you’ve been waiting for a move-in-ready, furnished condo with water views in a well-maintained and established community, this is an opportunity you won’t want to miss. Schedule your private showing today and experience the comfort, convenience, and peaceful setting this Lake Sparkle residence has to offer.

17. 1997-04-23
    soldstatus $35,000
18. 1997-01-22
    soldstatus $30,000

ⓘ 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: $2,440 · $203/mo
• Projected year-2 tax: $2,440 · $203/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 ≥108°F today · 21 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,983
• − Mortgage interest: −$6,156
• − Property taxes: −$2,440
• − Insurance: −$550
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − HOA: −$3,948
• − Depreciation: −$3,197
• Taxable loss: −$2,025
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $49/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D Housing A+ Health & safety A- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+266.3% since first listed

3 events — show timeline

• 2026-02-23 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 1997-04-23 Sold (Public Records) $35,000 Public Records
• 1997-01-22 Sold (Public Records) $30,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,440 · +8.0% YoY. Source: county tax records.