3535 E Fort King St #160 · Ocala, FL 34470

$125,900

2 bd · 2.0 ba · 1,036 sqft · Condo public records · 57 Days on market

Built 1981 $122/sqft · at area comps Est $132k · at est. $263/mo HOA · 19% of rent

---

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 +9.8/30.0
• ARV discount +9.5/15.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

Key facts

• Tile floors
• Community pool
• Walk-in closet

Tags

• TILE FLOORS
• WALK-IN CLOSET
• COVERED BACK PORCH
• COMMUNITY POOL
• VIEWS OF THE OCALA GOLF CLUB

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre; Lot size approximately 0.02 acres; Living area reported as 1,036 square feet; Building area reported as 1,176 square feet; Unit is unfurnished; Floor number: 1; Condo land included
• Financial info: CDD applies; Lease restrictions apply
• HOA & community: Monthly HOA fee $263 (includes pool); Association approval required; Association name: Robert Heagy; Clubhouse in community; Pets not allowed

Exterior

• Utilities: Electricity connected; Public sewer; Water connected
• Home design: Condominium; Residential property; One story; Faces east; Entry on first floor
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of building F-3535
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Flooring: Concrete flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living room/dining room combo
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $126k.

Deal economics

• At list price, monthly cash flow is $-80 ($-961/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (11.2% below list).
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $112k (11.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.1% 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: Ward-Highlands Elementary School (math 60% / reading 55%, grade C+, #764 of 2,144 statewide, top 36%, 959 students, 59% FRL); Fort King Middle School (math 37% / reading 35%, grade F, #410 of 571 statewide, top 72%, 1,092 students, 71% FRL); Vanguard High School (math 22% / reading 48%, grade F, #379 of 667 statewide, top 58%, 1,661 students, 59% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents soft (-0.1%/yr); 297 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 32% of the median local income ($52k/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 $870 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 57 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $111,749 (11.2% 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 57 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 7.7

CMA / ARV

• ARV (median comp): $131,844
• List price: $125,900
• Delta: -4.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.17×
• Total profit: $-29,313
• Equity at exit: $18,772

10-year hold

• IRR: -42.8%
• Equity multiple: -0.33×
• Total profit: $-46,778
• Equity at exit: $10,886

Cash invested: $35,252 (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 34470

• Home prices YoY: -27.6%
• Rents YoY: -0.1%
• Active inventory: 297
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$660
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$52
• HOA: −$263
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-80

Break-even live

Break-even rent $1,469

Max offer price $111,749

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-44	+0% $-80	+5% $-116	+10% $-151
Rent	-10% $-188	-5% $-134	+0% $-80	+5% $-26	+10% $28
Rate	-1.0pp $-17	-0.5pp $-48	base $-80	+0.5pp $-113	+1.0pp $-146

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 NE 30th Ave Unit 720-P Ocala, FL	2.0	1.0	945	$1,100	$1.16	23d	1	0.73mi
720 NE 30th Ave Unit 720-H Ocala, FL	2.0	1.0	945	$1,195	$1.26	23d	1	0.73mi
720 NE 30th Ave Unit 720-U Ocala, FL	2.0	1.0	945	$995	$1.05	23d	1	0.73mi
2935 NE 7th St #310 Ocala, FL	2.0	2.0	1146	$2,300	$2.01	15d	1	0.73mi
411 NE 26th Ct Ocala, FL	2.0	1.0	1000	$1,299	$1.30	15d	1	0.89mi
1312 NE 33rd Ave Ocala, FL	2.0	1.0	950	$1,499	$1.58	15d	1	0.93mi
2701 NE 7th St Ocala, FL	1.0–3.0	1.0–2.0	998	$1,424	$1.43	15d	16	0.96mi
2936 SE 13th St Ocala, FL	3.0	2.0	1285	$1,700	$1.32	15d	1	0.97mi
2701 NE 10th St #406 Ocala, FL	2.0	2.5	1200	$1,450	$1.21	15d	1	1.09mi
1529 NE 39th Ave Ocala, FL	1.0–2.0	1.0	720	$1,290	$1.79	15d	12	1.10mi
2281 NE 2nd St Ocala, FL	2.0	2.0	1000	$1,499	$1.50	23d	1	1.18mi
2321 NE 3rd St Ocala, FL	1.0–3.0	1.0–2.0	1010	$744	$0.74	15d	1	1.18mi
1725 NE 36th Ave Ocala, FL	2.0–3.0	1.0–2.0	1186	$1,350	$1.14	15d	5	1.29mi
2152 NE 3rd St Ocala, FL	2.0	1.0	750	$1,200	$1.60	15d	1	1.30mi
3651 NE 20th Pl Ocala, FL	2.0	1.5	1178	$1,350	$1.15	23d	1	1.44mi
2014 NE 3rd St Ocala, FL	2.0	1.0	800	$1,050	$1.31	15d	1	1.48mi

HOA detail condo

• Monthly dues: $263 · $3,156/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $125,900 Active 57 DOM
2. 2026-06-18
   days on market $125,900 Active 54 DOM
3. 2026-06-17
   days on market $125,900 Active 53 DOM
4. 2026-06-16
   days on market $125,900 Active 52 DOM
5. 2026-06-15
   days on market $125,900 Active 51 DOM
6. 2026-06-14
   days on market $125,900 Active 49 DOM
7. 2026-06-13
   days on market $125,900 Active 48 DOM
8. 2026-06-10
   days on market $125,900 Active 46 DOM
9. 2026-06-09
   days on market $125,900 Active 45 DOM
10. 2026-06-08
    days on market $125,900 Active 44 DOM
11. 2026-06-07
    days on market $125,900 Active 43 DOM
12. 2026-06-03
    days on market $125,900 Active 39 DOM
13. 2026-06-02
    days on market $125,900 Active 38 DOM
14. 2026-06-01
    days on market $125,900 Active 37 DOM
15. 2026-05-31
    days on market $125,900 Active 36 DOM
16. 2026-05-30
    days on market $125,900 Active 35 DOM
17. 2026-04-20
    listed $125,900 Active 302-char remark
18. 2022-06-28
    soldstatus $110,000 Closed 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

19. 2022-06-13
    status Pending 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

20. 2022-06-06
    price $125,900 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

21. 2022-06-02
    status Active 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

22. 2022-05-28
    status Pending 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

23. 2022-05-13
    status Active 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

24. 2022-04-27
    status Pending 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

25. 2022-04-13
    status Active 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

26. 2022-04-09
    status Pending 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

27. 2022-04-04
    listed $127,900 Active 190-char remark

    Show marketing remark (190 chars)

    2 BEDROOM 2 BATH CONDO UNIT IN MARION SPRINGS. THE CONDO IS LOCATED ON THE FIRST FLOOR AND FEATURES A SPLIT BEDROOM PLAN, INSIDE LAUNDRY CLOSET, COVERED PATIO, COMMUNITY POOL, AND CLUBHOUSE.

28. 2004-06-08
    soldstatus $64,000
29. 2002-09-09
    soldstatus $46,500
30. 1998-12-29
    soldstatus $33,000

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $2,222 · $185/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 2/10 Low
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,416
• − Mortgage interest: −$7,052
• − Property taxes: −$2,222
• − Insurance: −$630
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − HOA: −$3,156
• − Depreciation: −$3,663
• Taxable loss: −$2,933
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $-257/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): 22,443
• Household income: $52,083
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 771.0

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 (71%)
• Race & ethnicity: White 71% Two or more races 12% Hispanic / Latino 12% Black 10% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 9%

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: ▼ -92.74%
• Current HPI: 242.686
• Rent YoY: ▼ -0.07%
• 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

+281.5% since first listed

14 events — show timeline

• 2026-04-20 Listed $125,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-28 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-06 Price Changed $125,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-04 Listed $127,900 Stellar MLS as Distributed by MLS Grid
• 2004-06-08 Sold (Public Records) $64,000 Public Records
• 2002-09-09 Sold (Public Records) $46,500 Public Records
• 1998-12-29 Sold (Public Records) $33,000 Public Records

Property tax history

+19.7%/yr

Latest (2025): $2,222 · -0.6% YoY. Source: county tax records.