6250 SW 116th Street Rd · Liberty Triangle, FL 34476

$289,999

3 bd · 2.0 ba · 1,593 sqft · SingleFamily public records · 73 Days on market

Built 2017 0.35 ac lot $182/sqft · 9% below area Est $318k · 9% under $5/mo HOA

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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).

• ARV discount +11.5/15.0
• Cash flow +10.9/30.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY!! Welcome to your dream home! This beautiful 3-bedroom, 2-bathroom residence, built in 2017, is move-in ready and designed with modern living in mind. Situated on a generous 0.35-acre lot, this property offers both space and convenience, making it the perfect place to call home. Step inside to discover an inviting open floorplan featuring high ceilings and elegant tile flooring throughout. The split floorplan ensures privacy, with the master suite separated from the other bedrooms, ideal for families or guests. The spacious master bedroom includes a luxurious en-suite bathroom, providing a private retreat at the end of the day. The heart of this home is the bright and airy living area, seamlessly flowing into the dining space and well-appointed kitchen. Large windows and sliding glass doors flood the space with natural light, creating a warm and welcoming atmosphere. Step out onto the rear screened lanai, perfect for enjoying your morning coffee or entertaining friends and family while overlooking the expansive backyard. Location is key, and this home does not disappoint. Just minutes away from Highway 200, you’ll have easy access to the mall, shopping centers, eateries, and medical facilities. Enjoy the best of both worlds with a short drive to the stunning Crystal River, charming downtown Ocala, and the vibrant communities of The Villages and Gainesville. Don't miss out on this incredible opportunity to own a modern, move-in ready home in a prime location.

Key facts

• Master suite
• Split floorplan
• Open floorplan

Tags

• MOVE IN READY
• OPEN FLOORPLAN
• HIGH CEILINGS
• TILE FLOORING
• SPLIT FLOORPLAN
• MASTER SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (19.4% below list).
• Recommended offer: $234k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Liberty Triangle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: Rents soft (-2.6%/yr); 852 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 43% 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 $9k 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 73 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,648 (19.4% 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 73 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (median comp): $318,300
• List price: $289,999
• Delta: -8.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11635 SW 65th Avenue Rd	0.11mi	4/2.0 (+1)	1,722 (+8%)	1mo	$367,000	$213	75
5900 SW 111th Place Rd	0.52mi	3/2.0	1,526 (-4%)	2mo	$235,000	$154	67
14285 SW 60th Ter	0.21mi	3/2.0	1,445 (-9%)	12mo	$287,500	$199	64
6679 SW 112th St	0.57mi	2/2.0 (-1)	1,596 (+0%)	6mo	$264,900	$166	63
10987 SW 69th Cir	0.68mi	2/2.0 (-1)	1,578 (-1%)	1mo	$257,000	$163	61
13632 SW 61st Cir	0.30mi	3/2.0	1,445 (-9%)	19mo	$310,000	$215	55
6246 SW 115th Street Rd	0.48mi	3/2.0	1,526 (-4%)	19mo	$224,900	$147	54
11663 SW 72nd Cir	0.27mi	3/2.0	1,375 (-14%)	14mo	$267,500	$195	53
6776 SW 114th Street Rd SW	0.56mi	3/3.0	1,665 (+4%)	17mo	$259,000	$156	48
6870 SW 112th St	0.72mi	2/2.0 (-1)	1,425 (-10%)	5mo	$210,500	$148	40

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: -22.7%
• Equity multiple: 0.24×
• Total profit: $-61,810
• Equity at exit: $43,240

10-year hold

• IRR: -27.1%
• Equity multiple: -0.11×
• Total profit: $-90,506
• Equity at exit: $25,074

Cash invested: $81,200 (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 34476

• Rents YoY: -2.6%
• Active inventory: 852
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$325 /mo · $3,895/yr
• Insurance: −$121
• HOA: −$5
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-125

Break-even live

Break-even rent $2,495

Max offer price $267,851

Occupancy floor —

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6367 SW 117th Street Rd Ocala, FL	3.0	2.0	1602	$2,650	$1.65	21d	1	0.10mi
11302 SW 62nd Cir Ocala, FL	3.0	2.0	1526	$2,095	$1.37	21d	1	0.20mi
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	21d	1	0.50mi
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	21d	1	0.93mi
12816 SW 61st Ave Ocala, FL	4.0	2.0	2134	$2,100	$0.98	13d	1	1.30mi
13915 SW 64th Terrace Rd Unit 1 Ocala, FL	3.0	2.0	1124	$1,524	$1.36	13d	1	1.44mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 49 events

1. 2026-06-18
   days on market $289,999 Active 73 DOM
2. 2026-06-17
   days on market $289,999 Active 72 DOM
3. 2026-06-16
   days on market $289,999 Active 71 DOM
4. 2026-06-15
   days on market $289,999 Active 70 DOM
5. 2026-06-14
   days on market $289,999 Active 68 DOM
6. 2026-06-13
   days on market $289,999 Active 67 DOM
7. 2026-06-10
   days on market $289,999 Active 65 DOM
8. 2026-06-09
   days on market $289,999 Active 64 DOM
9. 2026-06-08
   days on market $289,999 Active 63 DOM
10. 2026-06-07
    days on market $289,999 Active 62 DOM
11. 2026-06-03
    days on market $289,999 Active 58 DOM
12. 2026-06-02
    days on market $289,999 Active 57 DOM
13. 2026-06-01
    days on market $289,999 Active 56 DOM
14. 2026-05-31
    days on market $289,999 Active 55 DOM
15. 2026-05-30
    days on market $289,999 Active 54 DOM
16. 2026-05-14
    price $289,999 1502-char remark

    Show marketing remark (1502 chars)

    MOVE IN READY!! Welcome to your dream home! This beautiful 3-bedroom, 2-bathroom residence, built in 2017, is move-in ready and designed with modern living in mind. Situated on a generous 0.35-acre lot, this property offers both space and convenience, making it the perfect place to call home. Step inside to discover an inviting open floorplan featuring high ceilings and elegant tile flooring throughout. The split floorplan ensures privacy, with the master suite separated from the other bedrooms, ideal for families or guests. The spacious master bedroom includes a luxurious en-suite bathroom, providing a private retreat at the end of the day. The heart of this home is the bright and airy living area, seamlessly flowing into the dining space and well-appointed kitchen. Large windows and sliding glass doors flood the space with natural light, creating a warm and welcoming atmosphere. Step out onto the rear screened lanai, perfect for enjoying your morning coffee or entertaining friends and family while overlooking the expansive backyard. Location is key, and this home does not disappoint. Just minutes away from Highway 200, you’ll have easy access to the mall, shopping centers, eateries, and medical facilities. Enjoy the best of both worlds with a short drive to the stunning Crystal River, charming downtown Ocala, and the vibrant communities of The Villages and Gainesville. Don't miss out on this incredible opportunity to own a modern, move-in ready home in a prime location.

17. 2026-05-03
    price $1,799
18. 2026-04-09
    price $1,845
19. 2026-04-06
    listed $294,999 Active 1502-char remark

    Show marketing remark (1502 chars)

    MOVE IN READY!! Welcome to your dream home! This beautiful 3-bedroom, 2-bathroom residence, built in 2017, is move-in ready and designed with modern living in mind. Situated on a generous 0.35-acre lot, this property offers both space and convenience, making it the perfect place to call home. Step inside to discover an inviting open floorplan featuring high ceilings and elegant tile flooring throughout. The split floorplan ensures privacy, with the master suite separated from the other bedrooms, ideal for families or guests. The spacious master bedroom includes a luxurious en-suite bathroom, providing a private retreat at the end of the day. The heart of this home is the bright and airy living area, seamlessly flowing into the dining space and well-appointed kitchen. Large windows and sliding glass doors flood the space with natural light, creating a warm and welcoming atmosphere. Step out onto the rear screened lanai, perfect for enjoying your morning coffee or entertaining friends and family while overlooking the expansive backyard. Location is key, and this home does not disappoint. Just minutes away from Highway 200, you’ll have easy access to the mall, shopping centers, eateries, and medical facilities. Enjoy the best of both worlds with a short drive to the stunning Crystal River, charming downtown Ocala, and the vibrant communities of The Villages and Gainesville. Don't miss out on this incredible opportunity to own a modern, move-in ready home in a prime location.

20. 2026-03-24
    listed $1,874
21. 2026-03-06
    historical $1,874
22. 2026-02-14
    listed $1,874
23. 2025-08-16
    historical $1,974
24. 2025-05-29
    listed $1,974
25. 2025-01-20
    historical
26. 2025-01-17
    price $274,900
27. 2024-11-09
    listed $284,900 Active
28. 2024-11-08
    historical
29. 2024-11-01
    historical $1,950
30. 2024-10-31
    price $299,699
31. 2024-10-14
    price $299,799
32. 2024-09-20
    price $299,899
33. 2024-08-28
    listed $1,950
34. 2024-08-12
    price $299,999
35. 2024-07-25
    price $304,999
36. 2024-07-22
    price $309,999
37. 2024-06-19
    listed $314,999 Active
38. 2023-09-18
    soldstatus $285,000
39. 2023-09-15
    soldstatus $285,000 Closed
40. 2023-08-11
    status Pending
41. 2023-08-10
    price $288,000
42. 2023-07-27
    price $293,000
43. 2023-07-06
    price $299,000
44. 2023-06-30
    listed $302,000 Active
45. 2023-06-21
    soldstatus $266,429
46. 2017-11-09
    soldstatus $176,166
47. 2017-11-09
    listed $176,166
48. 2017-06-15
    soldstatus $23,000
49. 2016-10-28
    soldstatus $75,000

ⓘ 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: $3,895 · $325/mo
• Projected year-2 tax: $3,895 · $325/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 5/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,038
• − Mortgage interest: −$16,244
• − Property taxes: −$3,895
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − HOA: −$60
• − Depreciation: −$8,436
• Taxable loss: −$6,534
• Est. tax savings @ 24.0%: +$1,568
• After-tax cash flow: $64/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 — 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 · 315,796 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: 204.0

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: 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%

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

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

+286.7% since first listed

34 events — show timeline

• 2026-05-14 Price Changed $289,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Price Changed $1,799 TENANTTURNER2
• 2026-04-09 Price Changed $1,845 TENANTTURNER2
• 2026-04-06 Listed $294,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed for Rent $1,874 TENANTTURNER2
• 2026-03-06 Rental Removed $1,874 TENANTTURNER2
• 2026-02-14 Listed for Rent $1,874 TENANTTURNER2
• 2025-08-16 Rental Removed $1,974 TENANTTURNER2
• 2025-05-29 Listed for Rent $1,974 TENANTTURNER2
• 2025-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-17 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-09 Listed $284,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Rental Removed $1,950 STELLARMLS
• 2024-10-31 Price Changed $299,699 Stellar MLS as Distributed by MLS Grid
• 2024-10-14 Price Changed $299,799 Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Price Changed $299,899 Stellar MLS as Distributed by MLS Grid
• 2024-08-28 Listed for Rent $1,950 STELLARMLS
• 2024-08-12 Price Changed $299,999 Stellar MLS as Distributed by MLS Grid
• 2024-07-25 Price Changed $304,999 Stellar MLS as Distributed by MLS Grid
• 2024-07-22 Price Changed $309,999 Stellar MLS as Distributed by MLS Grid
• 2024-06-19 Listed $314,999 Stellar MLS as Distributed by MLS Grid
• 2023-09-18 Sold (Public Records) $285,000 Public Records
• 2023-09-15 Sold (MLS) $285,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-10 Price Changed $288,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-27 Price Changed $293,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-06 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-30 Listed $302,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-21 Sold (Public Records) $266,429 Public Records
• 2017-11-09 Listed $176,166 Stellar MLS as Distributed by MLS Grid
• 2017-11-09 Sold (MLS) $176,166 Stellar MLS as Distributed by MLS Grid
• 2017-06-15 Sold (Public Records) $23,000 Public Records
• 2016-10-28 Sold (Public Records) $75,000 Public Records

Property tax history

+30.8%/yr

Latest (2025): $3,895 · +3.2% YoY. Source: county tax records.