Boone II Plan · Liberty Triangle, FL 34476

$298,990

4 bd · 3.0 ba · 2,083 sqft · SingleFamily · 378 Days on market

Excellent condition ↓ 4% since listing

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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 +7.2/30.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Livability +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +1.9/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The first floor of this two-story home shares an open layout between the kitchen, dining room and living room for easy entertaining and access to a covered lanai for year-round outdoor lounging. A secondary bedroom and full-sized bathroom are also on the first floor and are ideal for accommodating overnight guests. Upstairs is a luxe owner's suite with an en-suite bathroom and a spacious walk-in closet, as well as two secondary bedrooms.

Key facts

• Luxe owner's suite
• Open layout
• Covered lanai

Tags

• OPEN LAYOUT
• COVERED LANAI
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• SPACIOUS WALK-IN CLOSET

🏗️ New construction. The $298,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,723.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.5% below list).
• Recommended offer: $223k (25.5% 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: 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 soft (-2.6%/yr); 1194 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 41% 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 $10k 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 378 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,812 (25.5% 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 378 days. Have you received any prior offers? Is the seller open to a 25% 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. 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: 0.70% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.95%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $318,723
• List price: $298,990
• Delta: -6.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6920 SW 90th Pl	0.08mi	4/3.0	2,262 (+9%)	1mo	$341,900	$151	81
8946 SW 67th Ave	0.21mi	4/3.0	2,248 (+8%)	0mo	$375,000	$167	77
6864 SW 87th St	0.39mi	4/3.0	2,173 (+4%)	1mo	$359,985	$166	74
6957 SW 90th Pl	0.12mi	4/2.0	1,850 (-11%)	0mo	$346,710	$187	72
6913 SW 87th St	0.45mi	4/3.0	2,173 (+4%)	0mo	$337,000	$155	72
8706 SW 69th Ter	0.40mi	4/3.0	1,943 (-7%)	2mo	$322,000	$166	69
8713 SW 67th Cir	0.45mi	4/3.0	1,943 (-7%)	1mo	$316,990	$163	67
8674 SW 69th Ter	0.43mi	4/3.0	1,943 (-7%)	2mo	$315,000	$162	67
8798 SW 66th Ave	0.39mi	3/3.0 (-1)	2,237 (+7%)	1mo	$222,900	$100	64
8700 SW 67th Cir	0.45mi	4/3.5	2,263 (+9%)	1mo	$290,000	$128	62
8712 SW 67th Cir	0.45mi	4/3.5	2,263 (+9%)	1mo	$340,000	$150	62
8709 SW 67th Cir	0.45mi	3/2.0 (-1)	2,232 (+7%)	1mo	$350,490	$157	57

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: -29.9%
• Equity multiple: 0.03×
• Total profit: $-86,320
• Equity at exit: $47,523

10-year hold

• IRR: -50.1%
• Equity multiple: -0.53×
• Total profit: $-136,547
• Equity at exit: $27,557

Cash invested: $89,242 (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: 85 active · 61 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $315,990 ($161/sqft)
• Median days on market: 98 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -5.0% vs current asking $/sqft

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

ZIP-level market 34476

• Rents YoY: -2.6%
• Active inventory: 1194
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$1,671
• Tax est. 1.5%: −$398 /mo · $4,781/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-442

Break-even live

Break-even rent $2,788

Max offer price $254,706

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-332	+0% $-442	+5% $-553	+10% $-663
Rent	-10% $-618	-5% $-530	+0% $-442	+5% $-354	+10% $-266
Rate	-1.0pp $-282	-0.5pp $-361	base $-442	+0.5pp $-525	+1.0pp $-609

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: $79,681
• Closing costs: $9,562
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6615 SW 89th Ln Ocala, FL	4.0	3.0	1958	$2,195	$1.12	109d	1	0.27mi
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$2,110	$1.61	0d	28	0.55mi
6265 SW 88th Loop Ocala, FL	4.0	2.0	2039	$2,300	$1.13	6d	1	0.66mi
6644 SW 84th St Ocala, FL	3.0	2.0	1485	$950	$0.64	117d	1	0.70mi
9198 SW 62nd Terrace Rd Ocala, FL	3.0	2.0	1710	$1,850	$1.08	109d	1	0.70mi
6534 SW 82nd Loop Ocala, FL	3.0	2.5	1450	$1,900	$1.31	109d	1	0.78mi
8243 SW 67th Ave Ocala, FL	3.0	2.5	1458	$1,695	$1.16	6d	1	0.84mi
8250 SW 67th Ave Ocala, FL	3.0	2.5	1505	$1,635	$1.09	117d	1	0.85mi
6676 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,710	$1.17	109d	1	0.88mi
6582 SW 81st Loop Ocala, FL	3.0	2.5	1505	$1,700	$1.13	109d	1	0.90mi
6609 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,750	$1.20	109d	1	0.90mi
6201 SW 97th St Ocala, FL	4.0	3.0	1979	$2,200	$1.11	6d	1	0.92mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	117d	1	0.93mi
9193 SW 71st Ct Ocala, FL	3.0	2.5	1486	$1,890	$1.27	6d	1	0.99mi
9189 SW 71st Ct Ocala, FL	4.0	2.5	1571	$1,890	$1.20	3d	1	0.99mi
14908 SW 63rd Ct Ocala, FL	4.0	3.0	2013	$2,650	$1.32	6d	1	1.04mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	117d	1	1.04mi
9324 SW 58th Cir Ocala, FL	3.0	2.0	2141	$2,300	$1.07	6d	1	1.05mi
9324 SW 58th Cir Ocala, FL	3.0	2.0	2141	$2,500	$1.17	117d	1	1.05mi
5667 SW 92nd Pl Ocala, FL	4.0	2.0	2283	$2,750	$1.20	109d	1	1.16mi
5637 SW 93rd St Ocala, FL	4.0	3.0	2039	$2,600	$1.28	109d	1	1.21mi
10061 SW 74th Ter Ocala, FL	3.0	2.0	1894	$1,995	$1.05	109d	1	1.23mi
8288 SW 59th Ave Ocala, FL	4.0	3.5	2843	$2,295	$0.81	6d	1	1.23mi
7899 SW 62nd Ct Ocala, FL	3.0	2.0	1664	$2,500	$1.50	5d	1	1.29mi
8821 SW 82nd Court Rd Ocala, FL	3.0	2.0	2420	$2,700	$1.12	0d	1	1.33mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	117d	1	1.35mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	109d	1	1.35mi
9937 SW 57th Ct Ocala, FL	4.0	3.0	2283	$2,500	$1.10	6d	1	1.40mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	109d	1	1.45mi
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	117d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $298,990 Active 378 DOM
2. 2026-09-24
   days on market $298,990 Active 377 DOM
3. 2026-09-21
   days on market $298,990 Active 375 DOM
4. 2026-09-20
   days on market $298,990 Active 374 DOM
5. 2026-09-18
   days on market $298,990 Active 372 DOM
6. 2026-09-17
   days on market $298,990 Active 371 DOM
7. 2026-09-16
   days on market $298,990 Active 370 DOM
8. 2026-09-15
   days on market $298,990 Active 369 DOM
9. 2026-09-14
   days on market $298,990 Active 368 DOM
10. 2026-09-13
    days on market $298,990 Active 367 DOM
11. 2026-09-12
    days on market $298,990 Active 366 DOM
12. 2026-09-11
    pricedays on market $298,990 Active 365 DOM
13. 2026-09-05
    days on market $297,990 Active 359 DOM
14. 2026-09-04
    days on market $297,990 Active 358 DOM
15. 2026-09-03
    pricedays on market $297,990 Active 357 DOM
16. 2026-08-31
    days on market $296,990 Active 354 DOM
17. 2026-08-30
    days on market $296,990 Active 353 DOM
18. 2026-08-29
    days on market $296,990 Active 352 DOM
19. 2026-08-28
    days on market $296,990 Active 351 DOM
20. 2026-08-27
    days on market $296,990 Active 350 DOM
21. 2026-08-25
    days on market $296,990 Active 348 DOM
22. 2026-08-24
    days on market $296,990 Active 347 DOM
23. 2026-08-23
    days on market $296,990 Active 346 DOM
24. 2026-08-22
    days on market $296,990 Active 345 DOM
25. 2026-08-20
    days on market $296,990 Active 343 DOM
26. 2026-08-19
    days on market $296,990 Active 342 DOM
27. 2026-08-18
    price $296,990 Active 341 DOM
28. 2026-08-18
    days on market $289,490 Active 341 DOM
29. 2026-08-17
    days on market $289,490 Active 340 DOM
30. 2026-08-16
    days on market $289,490 Active 339 DOM
31. 2026-08-15
    days on market $289,490 Active 338 DOM
32. 2026-08-14
    days on market $289,490 Active 337 DOM
33. 2026-08-13
    days on market $289,490 Active 336 DOM
34. 2026-08-12
    days on market $289,490 Active 335 DOM
35. 2026-08-11
    days on market $289,490 Active 334 DOM
36. 2026-08-10
    days on market $289,490 Active 333 DOM
37. 2026-08-09
    days on market $289,490 Active 332 DOM
38. 2026-08-08
    days on market $289,490 Active 331 DOM
39. 2026-08-07
    days on market $289,490 Active 330 DOM
40. 2026-08-06
    days on market $289,490 Active 329 DOM
41. 2026-08-05
    pricedays on market $289,490 Active 328 DOM
42. 2026-08-03
    days on market $305,990 Active 326 DOM
43. 2026-07-31
    days on market $305,990 Active 323 DOM
44. 2026-07-30
    days on market $305,990 Active 322 DOM
45. 2026-07-29
    days on market $305,990 Active 321 DOM
46. 2026-07-27
    days on market $305,990 Active 319 DOM
47. 2026-07-25
    days on market $305,990 Active 317 DOM
48. 2026-07-23
    days on market $305,990 Active 315 DOM
49. 2026-07-22
    days on market $305,990 Active 314 DOM
50. 2026-07-21
    days on market $305,990 Active 313 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: $26,737
• − Mortgage interest: −$17,853
• − Property taxes: −$4,781
• − Insurance: −$1,594
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$9,272
• Taxable loss: −$11,040
• Est. tax savings @ 24.0%: +$2,650
• After-tax cash flow: $-2,659/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 · 2 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑

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

Livability — Liberty Triangle

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

Census & demographics

• Census place: Liberty Triangle, FL
• County: Marion County · 365,905 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 10% 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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% German/W. Germanic 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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• 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

-4.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $305,990 Zillow
• 2025-12-09 Price Changed $312,990 Zillow
• 2025-10-15 Price Changed $309,990 Zillow
• 2025-09-11 Listed $318,990 Zillow