1665 SW 3rd St · Ocala, FL 34471

$144,900

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 129 Days on market

Built 1958 6,098 sqft lot Est $172k · 16% under

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Why this score? — see what drove the B- 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 +25.1/30.0
• ARV discount +14.5/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED ADJUSTED BELOW APPRAISED VALUE! Welcome to this charming and affordable home offering over 1,040 sq ft of comfortable living space, enhanced with a brand-new 2025 roof for added peace of mind. Nestled in a quiet, well-established neighborhood with no HOA, this property blends convenience, value, and location. Perfectly positioned less than one mile from Historic Downtown Ocala, only a few miles from the World Equestrian Center, and minutes from shopping, hospitals, dining, and major highways—making daily living and commuting a breeze. Inside, you’ll find easy-care tile floors throughout, a spacious kitchen ideal for family gatherings, and a functional layout featuring t

Key facts

• Brand new roof
• Spacious kitchen
• 6,098 sq ft lot

Tags

• BRAND NEW ROOF
• TILED FLOORS THROUGHOUT
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Zoned schools: Dr N H Jones Elementary School (math 81% / reading 81%, grade A+, #95 of 2,144 statewide, top 5%, 807 students, 38% FRL); Forest High School (math 36% / reading 54%, grade D-, #228 of 667 statewide, top 35%, 2,325 students, 42% FRL) — zoned schools average 40% FRL vs 61% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 63% at this address vs 42% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Marion average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.6%/yr); 311 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 129 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $145k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.10% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $171,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1937 SW 5 St	0.26mi	3/2.0	1,056 (+2%)	9mo	$181,000	$171	78
2023 NW 2nd St	0.44mi	3/2.0	1,092 (+5%)	16mo	$145,000	$133	58
807 NW 1st St	0.54mi	3/2.0	1,152 (+11%)	23mo	$190,000	$165	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,938
• Equity at exit: $21,605

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $986
• Equity at exit: $12,528

Cash invested: $40,572 (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 34471

• Rents YoY: -0.6%
• Active inventory: 311
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$760
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $318

Break-even live

Break-even rent $1,199

Max offer price $144,900

Occupancy floor 75%

Sensitivity live

Price	-10% $400	-5% $359	+0% $318	+5% $277	+10% $236
Rent	-10% $191	-5% $255	+0% $318	+5% $381	+10% $444
Rate	-1.0pp $391	-0.5pp $355	base $318	+0.5pp $280	+1.0pp $242

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 SW 20th Ave Ocala, FL	2.0	1.0	700	$999	$1.43	22d	1	0.39mi
2006 SW 7th St Ocala, FL	2.0	1.0	700	$1,050	$1.50	22d	1	0.40mi
717 W Silver Springs Pl Ocala, FL	3.0	2.0	1000	$1,445	$1.45	14d	1	0.56mi
714 NW 1st St Ocala, FL	3.0	2.0	1444	$2,200	$1.52	14d	1	0.58mi
1911 NW 6th St Ocala, FL	3.0	1.0	877	$1,400	$1.60	14d	1	0.60mi
346 NW 24th Ave Ocala, FL	3.0	2.0	1206	$1,500	$1.24	14d	1	0.76mi
1421 SW 27th Ave Ocala, FL	2.0–4.0	1.0–2.0	1228	$1,489	$1.21	14d	19	1.00mi
1140 NW 20th Ave Ocala, FL	4.0	1.0	1144	$1,550	$1.35	22d	1	1.04mi
1908 NW 13th Pl Ocala, FL	3.0	1.0	1000	$1,325	$1.32	22d	1	1.09mi
1601 SW 27th Ave Ocala, FL	1.0–2.0	1.0–2.0	754	$1,357	$1.80	14d	18	1.10mi
302 SE Broadway St #460 Ocala, FL	2.0	2.0	1500	$3,000	$2.00	22d	1	1.20mi
900 SE 3rd Ave Ocala, FL	2.0–3.0	2.0	1160	$2,325	$2.00	14d	4	1.20mi
1602 NW 20th Ct Ocala, FL	3.0	2.0	1223	$1,500	$1.23	14d	1	1.33mi
510 SE 11th St Unit 510-D Ocala, FL	2.0	1.0	925	$995	$1.08	14d	1	1.38mi
715 NE 3rd St Ocala, FL	2.0	1.0	850	$1,475	$1.74	14d	1	1.45mi
339 NE Sanchez Ave Unit 111 Ocala, FL	3.0	3.0	1422	$1,649	$1.16	22d	1	1.47mi
710 NE 4th St Unit 101 Ocala, FL	3.0	3.0	1422	$1,575	$1.11	22d	1	1.47mi
580 SW 23rd Pl Unit 2330-3 Ocala, FL	2.0	1.0	700	$1,399	$2.00	22d	1	1.49mi

Listing history 13 events

1. 2026-03-12
   status Pending
2. 2026-01-23
   price $144,900
3. 2025-12-24
   status Active
4. 2025-12-19
   status Pending
5. 2025-12-04
   status Active
6. 2025-11-06
   status Pending
7. 2025-11-04
   price $149,900
8. 2025-10-01
   listed $159,900 Active
9. 2022-12-23
   soldstatus $56,000
10. 2022-10-28
    historical
11. 2022-10-22
    price $112,000
12. 2022-10-15
    price $119,950
13. 2022-10-13
    listed $129,000 Active

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/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 3/10 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: $19,210
• − Mortgage interest: −$8,117
• − Property taxes: −$1,519
• − Insurance: −$724
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,215
• Taxable income: $1,561
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $3,439/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

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 28,342
• Household income: $65,789
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1494.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 11% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 3% Dominican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 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: ▼ -176.55%
• Current HPI: 224.1709
• Rent YoY: ▼ -0.64%
• 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

+12.3% since first listed

13 events — show timeline

• 2026-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-23 Sold (Public Records) $56,000 Public Records
• 2022-10-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-10-22 Price Changed $112,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-15 Price Changed $119,950 Stellar MLS as Distributed by MLS Grid
• 2022-10-13 Listed $129,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.7%/yr

Latest (2025): $1,519 · +1.0% YoY. Source: county tax records.