Robie Plan · Ocala, FL 34474

$325,990

5 bd · 3.0 ba · 2,447 sqft · SingleFamily · 168 Days on market

Good condition

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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).

• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the epitome of modern living in this two-story, five-bedroom home with an open-concept layout. The Robie is featured in Tartan Farms at Winding Oaks in Ocala, Florida. As you enter the home, you're greeted by the foyer leading you into the heart of the home. The kitchen overlooks the dining area and great room leading outside to the patio. Well-equipped with stainless-steel appliances, the kitchen has a large central island with quartz countertops, quality cabinetry, and a large walk-in pantry. Just off the living room you'll find a downstairs bedroom and full bathroom. Upstairs you're greeted with a spacious loft customizable for work or play. The Owner's Suite is located nearby and features a spacious walk-in closet as well as an ensuite bathroom with a double vanity, quartz countertops, and two walk-in closets. Three additional bedrooms share a second upstairs bathroom and linen closet for extra storage. Your laundry room is conveniently located upstairs as well as extra storage closets. This home offers a perfect blend of shared living spaces and private retreats. Like all homes in Tartan Farms at Winding Oaks, the Robie includes a state-of-the-art smart home system that keeps you connected to your home at all times, whether you're 5-minutes or a plan ride away. Contact us today and find your new home in Tartan Farms at Winding Oaks.

Key facts

• Quartz countertops
• Large central island
• Large walk-in pantry

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS-STEEL APPLIANCES
• LARGE CENTRAL ISLAND
• QUARTZ COUNTERTOPS
• LARGE WALK-IN PANTRY
• SPACIOUS LOFT

🏗️ New construction. The $325,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $410,899.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $326k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-826 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (21.8% below list).
• Recommended offer: $255k (21.8% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% FRL); Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents flat; 376 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $2,549/mo this rent would consume 47% of the median local household income ($65k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 168 days — a 12% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Recommended offer $254,896 (21.8% 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 168 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.61%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $410,899
• List price: $325,990
• Delta: -20.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6855 SW 42nd Court Rd	0.17mi	5/3.0	2,447 (0%)	0mo	$309,990	$127	92
6831 SW 42nd Court Rd	0.18mi	5/3.0	2,605 (+6%)	1mo	$340,000	$131	80
6867 SW 42nd Court Rd	0.16mi	4/2.5 (-1)	2,260 (-8%)	2mo	$324,990	$144	71
4308 SW 63rd St	0.33mi	4/3.0 (-1)	2,243 (-8%)	3mo	$425,000	$189	63
4451 SW 62nd Loop	0.45mi	4/2.0 (-1)	2,307 (-6%)	4mo	$385,000	$167	57
4651 SW 65th Pl	0.45mi	4/2.5 (-1)	2,488 (+2%)	15mo	$392,500	$158	56
4743 SW 62nd Pl	0.61mi	4/3.0 (-1)	2,226 (-9%)	11mo	$425,000	$191	42
6555 SW 50th Ct	0.65mi	4/3.0 (-1)	2,313 (-6%)	23mo	$306,500	$133	37

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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -34.7%
• Equity multiple: -0.10×
• Total profit: $-126,329
• Equity at exit: $61,266

10-year hold

• IRR: -66.8%
• Equity multiple: -0.79×
• Total profit: $-205,399
• Equity at exit: $35,527

Cash invested: $115,052 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 19 under contract
• Months of supply: 22.7 mo (4%/mo absorbed)
• Median asking: $361,535 ($154/sqft)
• Median days on market: 94 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +8.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34474

• Home prices YoY: -28.4%
• Rents YoY: 0.1%
• Active inventory: 376
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$2,155
• Tax est. 1.5%: −$514 /mo · $6,163/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-826

Break-even live

Break-even rent $3,594

Max offer price $291,384

Occupancy floor —

Sensitivity live

Price	-10% $-542	-5% $-684	+0% $-826	+5% $-968	+10% $-1,110
Rent	-10% $-1,027	-5% $-927	+0% $-826	+5% $-725	+10% $-625
Rate	-1.0pp $-619	-0.5pp $-721	base $-826	+0.5pp $-932	+1.0pp $-1,041

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: $102,725
• Closing costs: $12,327
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4552 SW 65th Pl Ocala, FL	4.0	3.0	2344	$2,200	$0.94	70d	1	0.34mi
4261 SW 62nd Loop Ocala, FL	4.0	3.0	2550	$2,300	$0.90	70d	1	0.43mi
4987 SW 63rd Loop Ocala, FL	4.0	3.0	2251	$3,850	$1.71	70d	1	0.63mi
4940 SW 63rd Loop Ocala, FL	4.0	3.0	2342	$2,500	$1.07	70d	1	0.70mi
5432 SW 49th Ave Ocala, FL	4.0	3.0	2886	$2,500	$0.87	70d	1	0.90mi
4251 SW 53rd Lane Rd Ocala, FL	5.0	3.0	2605	$2,700	$1.04	70d	1	1.07mi
4015 SW 54th Street Rd Ocala, FL	4.0	2.5	2045	$2,500	$1.22	63d	1	1.11mi
8584 SW 43rd Ter Ocala, FL	5.0	3.0	2370	$2,495	$1.05	63d	1	1.34mi
8584 SW 43rd Ter Ocala, FL	5.0	3.0	2370	$2,495	$1.05	62d	1	1.34mi
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	63d	1	1.35mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	62d	1	1.37mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	63d	1	1.37mi
8677 SW 44th Ct Ocala, FL	5.0	3.0	2370	$2,495	$1.05	70d	1	1.46mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	70d	1	1.49mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	63d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $325,990 Active 168 DOM
2. 2026-08-07
   days on market $325,990 Active 167 DOM
3. 2026-08-06
   days on market $325,990 Active 166 DOM
4. 2026-08-05
   pricedays on market $325,990 Active 165 DOM
5. 2026-08-03
   days on market $331,990 Active 163 DOM
6. 2026-07-31
   days on market $331,990 Active 160 DOM
7. 2026-07-30
   days on market $331,990 Active 159 DOM
8. 2026-07-29
   days on market $331,990 Active 158 DOM
9. 2026-07-27
   days on market $331,990 Active 156 DOM
10. 2026-07-25
    days on market $331,990 Active 154 DOM
11. 2026-07-23
    days on market $331,990 Active 152 DOM
12. 2026-07-22
    days on market $331,990 Active 151 DOM
13. 2026-07-21
    days on market $331,990 Active 150 DOM
14. 2026-07-18
    days on market $331,990 Active 147 DOM
15. 2026-07-16
    days on market $331,990 Active 145 DOM
16. 2026-07-16
    days on market $331,990 Active 144 DOM
17. 2026-07-14
    days on market $331,990 Active 143 DOM
18. 2026-07-13
    days on market $331,990 Active 142 DOM
19. 2026-07-12
    days on market $331,990 Active 141 DOM
20. 2026-07-11
    days on market $331,990 Active 140 DOM
21. 2026-07-10
    days on market $331,990 Active 139 DOM
22. 2026-07-10
    days on market $331,990 Active 138 DOM
23. 2026-07-08
    days on market $331,990 Active 137 DOM
24. 2026-07-07
    days on market $331,990 Active 136 DOM
25. 2026-07-06
    days on market $331,990 Active 135 DOM
26. 2026-07-05
    days on market $331,990 Active 134 DOM
27. 2026-07-04
    days on market $331,990 Active 133 DOM
28. 2026-07-03
    days on market $331,990 Active 132 DOM
29. 2026-07-02
    days on market $331,990 Active 131 DOM
30. 2026-07-01
    days on market $331,990 Active 130 DOM
31. 2026-06-30
    days on market $331,990 Active 129 DOM
32. 2026-06-29
    days on market $331,990 Active 128 DOM
33. 2026-06-28
    days on market $331,990 Active 127 DOM
34. 2026-06-28
    days on market $331,990 Active 126 DOM
35. 2026-06-27
    days on market $331,990 Active 125 DOM
36. 2026-06-25
    days on market $331,990 Active 123 DOM
37. 2026-06-23
    days on market $331,990 Active 121 DOM
38. 2026-06-22
    days on market $331,990 Active 120 DOM
39. 2026-06-18
    days on market $331,990 Active 117 DOM
40. 2026-06-17
    days on market $331,990 Active 116 DOM
41. 2026-06-16
    days on market $331,990 Active 115 DOM
42. 2026-06-15
    days on market $331,990 Active 114 DOM
43. 2026-06-14
    days on market $331,990 Active 112 DOM
44. 2026-06-13
    days on market $331,990 Active 111 DOM
45. 2026-06-10
    days on market $331,990 Active 109 DOM
46. 2026-06-09
    days on market $331,990 Active 108 DOM
47. 2026-06-08
    days on market $331,990 Active 107 DOM
48. 2026-06-07
    days on market $331,990 Active 106 DOM
49. 2026-06-03
    days on market $331,990 Active 102 DOM
50. 2026-06-02
    days on market $331,990 Active 101 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,588
• − Mortgage interest: −$23,017
• − Property taxes: −$6,163
• − Insurance: −$2,054
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$11,953
• Taxable loss: −$17,495
• Est. tax savings @ 24.0%: +$4,199
• After-tax cash flow: $-5,713/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $12,235–$36,705 screening

This two-story home in Ocala, Florida, is in excellent condition with a good condition score of 80. It features a modern open-concept layout, stainless steel appliances, and hardwood floors. The home is move-in ready with minimal repairs needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace flooring in dining area — Improves aesthetics and adds value ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Hammett Bowen Jr. Elementary School C+ FL #832/2,144 Nat'l #9,382/41,679 Middle Liberty Middle School F FL #360/571 Nat'l #5,872/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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

• Census place: Ocala, FL
• County: Marion County · 365,905 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 20,258
• Household income: $65,291
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 25% Black 13% Two or more races 8% Asian 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% Other Indo-European 4% Vietnamese 1%

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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: ▼ -78.16%
• Current HPI: 196.5607
• Rent YoY: ▲ 0.12%
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

• 2026-02-21 Listed $331,990 Zillow