Harper Plan · Ocala, FL 34474

$278,990

4 bd · 2.0 ba · 1,665 sqft · SingleFamily · 260 Days on market

Good condition

---

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 +5.2/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tartan Farms at Winding Oaks presents the Harper, available in Ocala, Florida. Welcome inside this stunning single-story, four bedroom and two bathroom home offering 1,665 square feet of luxurious living space. This meticulously designed residence combines modern convenience with timeless elegance and showcases quartz countertops. As you step inside, you're greeted by a foyer leading you into the heart of the home. The open-concept layout seamlessly connects the living room, dining area, and kitchen, creating a perfect space for entertaining with family and friends. With ample room for seating, it's an ideal spot for relaxation and gatherings. The kitchen is a true highlight on this home, boasting quartz countertops, stainless-steel appliances, and an oversized kitchen island. Whether you're preparing a casual meal or hosting a formal dinner, this kitchen is well-equipped to meet your culinary needs. The four generously sized bedrooms offer flexibility for various lifestyles. The primary suite features a private ensuite bathroom with a double vanity, quartz countertops, and a spacious walk-in closet. The remaining three bedrooms share a bathroom and have carpeted floors and closets in each room. The Harper also includes a two-car garage and a dedicated laundry room. Whether you're seeking a peaceful family retreat or a stylish place to call your own, this residence is sure to meet your every need.

Key facts

• Quartz countertops
• Open-concept layout
• 2 garage spots

Tags

• QUARTZ COUNTERTOPS
• OPEN-CONCEPT LAYOUT
• OVERSIZED KITCHEN ISLAND
• PRIVATE ENSUITE BATHROOM
• SPACIOUS WALK-IN CLOSET
• DEDICATED LAUNDRY ROOM

🏗️ New construction. The $278,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $357,211.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-813 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (24.9% below list).
• Recommended offer: $210k (24.9% 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; 457 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 39% of the median local income ($65k/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 $11k 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 260 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,594 (24.9% 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 260 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. 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: 0.59% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.75%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

• ARV (median comp): $357,211
• List price: $278,990
• Delta: -21.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6879 SW 42nd Court Rd	0.16mi	3/2.0 (-1)	1,672 (+0%)	4mo	$280,000	$167	83
6843 SW 42nd Court Rd	0.17mi	4/2.0	1,828 (+10%)	1mo	$285,000	$156	74
6891 SW 42nd Court Rd	0.15mi	4/2.0	1,828 (+10%)	3mo	$295,000	$161	74
6819 SW 42nd Court Rd	0.19mi	4/2.0	1,828 (+10%)	1mo	$315,990	$173	74
4581 SW 71st Lane Rd	0.24mi	3/2.0 (-1)	1,816 (+9%)	2mo	$289,990	$160	67
7725 SW 46th Ct	0.61mi	4/2.0	1,560 (-6%)	4mo	$259,990	$167	57
7828 SW 46th Ct	0.70mi	4/2.0	1,560 (-6%)	0mo	$262,990	$169	57
7797 SW 46th Ct	0.66mi	4/2.0	1,560 (-6%)	2mo	$259,990	$167	57
7836 SW 46th Ct	0.70mi	4/2.0	1,560 (-6%)	0mo	$265,990	$171	56
7773 SW 46th Ct	0.64mi	4/2.0	1,560 (-6%)	4mo	$255,000	$163	56
7749 SW 46th Ct	0.62mi	5/2.0 (+1)	1,739 (+4%)	4mo	$263,000	$151	55
7804 SW 46th Ct	0.68mi	5/2.0 (+1)	1,739 (+4%)	3mo	$270,965	$156	54

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: -36.9%
• Equity multiple: -0.16×
• Total profit: $-115,524
• Equity at exit: $53,261

10-year hold

• IRR: -74.6%
• Equity multiple: -0.90×
• Total profit: $-189,996
• Equity at exit: $30,885

Cash invested: $100,019 (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: 40 active · 40 under contract
• Months of supply: 7.7 mo (13%/mo absorbed)
• Median asking: $279,500 ($170/sqft)
• Median days on market: 144 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +26.3% above 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: 457
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,873
• Tax est. 1.5%: −$447 /mo · $5,358/yr
• Insurance: −$149
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-813

Break-even live

Break-even rent $3,125

Max offer price $239,597

Occupancy floor —

Sensitivity live

Price	-10% $-566	-5% $-689	+0% $-813	+5% $-936	+10% $-1,060
Rent	-10% $-978	-5% $-896	+0% $-813	+5% $-730	+10% $-647
Rate	-1.0pp $-633	-0.5pp $-722	base $-813	+0.5pp $-905	+1.0pp $-1,000

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: $89,303
• Closing costs: $10,716
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7749 SW 46th Ct Ocala, FL	5.0	2.0	1739	$2,100	$1.21	10d	1	0.65mi
7804 SW 46th Ct Ocala, FL	5.0	2.0	1739	$2,100	$1.21	19d	1	0.70mi
6475 SW 51st Ter Ocala, FL	3.0	2.5	2033	$1,800	$0.89	10d	1	0.73mi
4444 SW 80 Pl Ocala, FL	4.0	2.5	1874	$2,150	$1.15	10d	1	0.83mi
4438 SW 80th Pl Ocala, FL	3.0	2.0	1263	$1,790	$1.42	8d	1	0.83mi
4426 SW 80th Pl Ocala, FL	3.0	2.0	1429	$1,850	$1.29	8d	1	0.83mi
4438 SW 80th Pl Ocala, FL	3.0	2.0	1263	$1,850	$1.46	10d	1	0.83mi
5101 SW 60th Street Rd Ocala, FL	1.0–3.0	1.0–2.0	1228	$1,944	$1.58	2d	25	0.90mi
5697 SW 49th Rd Ocala, FL	1.0–3.0	1.0–2.0	1016	$1,909	$1.88	154d	17	0.97mi
5697 SW 49th Rd Ocala, FL	1.0–3.0	1.0–2.0	1016	$2,142	$2.11	0d	37	0.97mi
4575 SW 81st Loop Ocala, FL	3.0	2.0	1843	$2,000	$1.09	31d	1	1.01mi
4575 SW 81st Loop Ocala, FL	3.0	2.0	1843	$2,000	$1.09	10d	1	1.01mi
4593 SW 81st Loop Ocala, FL	3.0	2.0	1843	$2,100	$1.14	36d	1	1.01mi
4942 SW 81st St Ocala, FL	3.0	2.5	1708	$1,750	$1.02	10d	1	1.02mi
4253 SW 54th Street Rd Ocala, FL	4.0	2.5	2045	$2,400	$1.17	10d	1	1.04mi
4253 SW 54th Street Rd Ocala, FL	4.0	2.5	2053	$2,300	$1.12	2d	1	1.04mi
4823 SW 81st Loop Ocala, FL	3.0	2.5	1707	$1,775	$1.04	6d	1	1.04mi
4915 SW 81st St Ocala, FL	3.0	2.5	1707	$1,795	$1.05	154d	1	1.07mi
7195 SW 52nd Lane Rd Ocala, FL	4.0	3.0	2011	$2,395	$1.19	10d	1	1.07mi
4898 SW 81st Loop Ocala, FL	3.0	2.5	1708	$1,790	$1.05	10d	1	1.07mi
4015 SW 54th Street Rd Ocala, FL	4.0	2.5	2045	$2,500	$1.22	154d	1	1.11mi
4939 SW 81st Loop Ocala, FL	3.0	2.5	1828	$1,750	$0.96	154d	1	1.11mi
4163 SW 53rd Lane Rd Ocala, FL	4.0	2.0	1828	$2,249	$1.23	45d	1	1.12mi
8320 SW 41st Ter Ocala, FL	3.0	2.0	1841	$2,300	$1.25	154d	1	1.16mi
4957 SW 83rd Pl Ocala, FL	3.0	2.5	1339	$1,650	$1.23	51d	1	1.20mi
5621 SW 64th Lane Rd Ocala, FL	3.0	2.0	1680	$1,600	$0.95	10d	1	1.20mi
4967 SW 83rd Pl Ocala, FL	3.0	2.5	1339	$1,650	$1.23	10d	1	1.21mi
4643 SW 84th Street Rd Ocala, FL	3.0	2.0	1663	$1,925	$1.16	154d	1	1.22mi
4757 SW 83rd Loop Ocala, FL	4.0	2.0	1821	$1,999	$1.10	48d	1	1.28mi
4713 SW 83rd Loop Ocala, FL	4.0	3.0	1958	$2,250	$1.15	51d	1	1.30mi
4900 SW 46th Ct Ocala, FL	1.0–3.0	1.0–2.0	1106	$1,870	$1.69	0d	24	1.30mi
4535 SW 54th Street Rd Ocala, FL	1.0–3.0	1.0–2.0	1024	$2,059	$2.01	0d	30	1.31mi
4383 SW 85th Ln Ocala, FL	3.0	2.0	1453	$2,045	$1.41	51d	1	1.32mi
8579 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,272	$1.04	48d	1	1.34mi
8579 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,145	$0.99	36d	1	1.34mi
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	154d	1	1.35mi
8585 SW 44th Ct Ocala, FL	3.0	2.0	1453	$2,172	$1.49	37d	1	1.35mi
8585 SW 44th Ct Ocala, FL	3.0	2.0	1453	$2,045	$1.41	51d	1	1.35mi
4735 SW 85th Pl Ocala, FL	4.0	2.0	1827	$1,990	$1.09	36d	1	1.36mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	154d	1	1.36mi

Listing history 50 events

1. 2026-11-08
   days on market $278,990 Active 260 DOM
2. 2026-11-07
   days on market $278,990 Active 259 DOM
3. 2026-11-06
   days on market $278,990 Active 258 DOM
4. 2026-11-05
   days on market $278,990 Active 257 DOM
5. 2026-11-04
   days on market $278,990 Active 256 DOM
6. 2026-11-02
   days on market $278,990 Active 254 DOM
7. 2026-11-01
   days on market $278,990 Active 253 DOM
8. 2026-10-31
   days on market $278,990 Active 252 DOM
9. 2026-10-30
   days on market $278,990 Active 251 DOM
10. 2026-10-29
    pricedays on market $278,990 Active 250 DOM
11. 2026-10-28
    days on market $283,990 Active 249 DOM
12. 2026-10-27
    days on market $283,990 Active 248 DOM
13. 2026-10-26
    days on market $283,990 Active 247 DOM
14. 2026-10-25
    days on market $283,990 Active 246 DOM
15. 2026-10-24
    days on market $283,990 Active 245 DOM
16. 2026-10-23
    days on market $283,990 Active 244 DOM
17. 2026-10-22
    days on market $283,990 Active 243 DOM
18. 2026-10-21
    days on market $283,990 Active 242 DOM
19. 2026-10-20
    days on market $283,990 Active 241 DOM
20. 2026-10-19
    days on market $283,990 Active 240 DOM
21. 2026-10-19
    days on market $283,990 Active 239 DOM
22. 2026-10-17
    days on market $283,990 Active 238 DOM
23. 2026-10-16
    days on market $283,990 Active 237 DOM
24. 2026-10-15
    days on market $283,990 Active 236 DOM
25. 2026-10-14
    days on market $283,990 Active 235 DOM
26. 2026-10-13
    days on market $283,990 Active 234 DOM
27. 2026-10-12
    days on market $283,990 Active 233 DOM
28. 2026-10-11
    days on market $283,990 Active 232 DOM
29. 2026-10-10
    days on market $283,990 Active 231 DOM
30. 2026-10-09
    days on market $283,990 Active 230 DOM
31. 2026-10-08
    days on market $283,990 Active 229 DOM
32. 2026-10-07
    days on market $283,990 Active 228 DOM
33. 2026-10-07
    days on market $283,990 Active 227 DOM
34. 2026-10-05
    days on market $283,990 Active 226 DOM
35. 2026-10-04
    days on market $283,990 Active 225 DOM
36. 2026-10-03
    days on market $283,990 Active 224 DOM
37. 2026-10-02
    days on market $283,990 Active 223 DOM
38. 2026-10-01
    days on market $283,990 Active 222 DOM
39. 2026-09-30
    days on market $283,990 Active 221 DOM
40. 2026-09-27
    days on market $283,990 Active 218 DOM
41. 2026-09-26
    days on market $283,990 Active 217 DOM
42. 2026-09-25
    days on market $283,990 Active 216 DOM
43. 2026-09-24
    days on market $283,990 Active 215 DOM
44. 2026-09-24
    days on market $283,990 Active 214 DOM
45. 2026-09-21
    days on market $283,990 Active 212 DOM
46. 2026-09-20
    days on market $283,990 Active 211 DOM
47. 2026-09-18
    days on market $283,990 Active 209 DOM
48. 2026-09-17
    days on market $283,990 Active 208 DOM
49. 2026-09-16
    days on market $283,990 Active 207 DOM
50. 2026-09-15
    days on market $283,990 Active 206 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: $25,151
• − Mortgage interest: −$20,009
• − Property taxes: −$5,358
• − Insurance: −$1,786
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$10,392
• Taxable loss: −$16,418
• Est. tax savings @ 24.0%: +$3,940
• After-tax cash flow: $-5,813/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $8,325–$24,975 screening

This single-story home in Ocala, Florida, is in good condition with a modern kitchen and bathrooms. It's ready for move-in and would benefit from a fresh coat of paint on the exterior trim to enhance its curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Inspect and clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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

---

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 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 25% Black 13% Two or more races 8% Asian 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Languages at home: 71% English-only · Spanish 22% Other Indo-European 4% Vietnamese 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: ▼ -78.16%
• Current HPI: 196.5607
• Rent YoY: ▲ 0.12%
• 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

1 event — show timeline

• 2026-02-21 Listed $289,990 Zillow