8099 SW 45th Ct · Liberty Triangle, FL 34476

$242,640

3 bd · 2.0 ba · 1,263 sqft · SingleFamily · 105 Days on market

Built 2026 Good condition 6,969 sqft lot $192/sqft · 10% below area Est $270k · 10% under $74/mo HOA · 4% of rent

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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 +12.1/15.0
• Cash flow +10.5/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-level home boasts a low-maintenance layout. Off the foyer, an open-concept floorplan combines the kitchen with the living and dining areas, and a convenient patio offers seamless indoor-outdoor transitions. Three bedrooms are tucked away to the side of the home, including the luxe owner’s suite in a private back corner.

Key facts

• Luxe owner’s suite
• 6,969 sq ft lot
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• LUXE OWNER’S SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $243k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (15.2% below list).
• Recommended offer: $206k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• 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); 1191 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 46% 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 38% 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 $7k 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 105 days — a 9% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,846 (15.2% 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 105 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 9.8

CMA / ARV

• ARV (median comp): $270,124
• List price: $242,640
• Delta: -10.17%
• 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
8123 SW 45th Ct	0.00mi	3/2.0	1,263 (0%)	1mo	$239,640	$190	99
4263 SW 82nd Ln	0.22mi	3/2.0	1,263 (0%)	6mo	$321,140	$254	85
8112 SW 44th Ter	0.34mi	3/2.0	1,263 (0%)	2mo	$261,140	$207	82
8494 SW 41st Cir	0.42mi	3/2.0	1,264 (+0%)	3mo	$128,000	$101	77
8139 SW 45th Ct	0.00mi	3/2.0	1,429 (+13%)	2mo	$250,000	$175	77
8066 SW 44th Ter	0.34mi	3/2.0	1,263 (0%)	10mo	$239,580	$190	76
7737 SW 46th Ct	0.41mi	3/2.0	1,223 (-3%)	4mo	$258,965	$212	72
7689 SW 46th Ct	0.44mi	3/2.0	1,223 (-3%)	4mo	$257,965	$211	71
8092 SW 44th Ter	0.34mi	3/2.0	1,429 (+13%)	2mo	$240,000	$168	61
5345 SW 83rd Pl	0.73mi	2/2.0 (-1)	1,272 (+1%)	2mo	$230,000	$181	58
8203 SW 45th Ct	0.37mi	3/2.0	1,428 (+13%)	6mo	$245,000	$172	56
8195 SW 45th Ct	0.37mi	3/2.0	1,428 (+13%)	9mo	$235,000	$165	53

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: -23.5%
• Equity multiple: 0.22×
• Total profit: $-53,213
• Equity at exit: $36,178

10-year hold

• IRR: -30.1%
• Equity multiple: -0.17×
• Total profit: $-79,562
• Equity at exit: $20,979

Cash invested: $67,939 (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: 25 active · 27 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $259,990 ($177/sqft)
• Median days on market: 112 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: +20.9% above 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: 1191
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,272
• Tax est. 1.5%: −$303 /mo · $3,640/yr
• Insurance: −$101
• HOA: −$74
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-125

Break-even live

Break-even rent $2,216

Max offer price $224,603

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-41	+0% $-125	+5% $-208	+10% $-292
Rent	-10% $-287	-5% $-206	+0% $-125	+5% $-43	+10% $38
Rate	-1.0pp $-2	-0.5pp $-63	base $-125	+0.5pp $-188	+1.0pp $-251

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: $60,660
• Closing costs: $7,279
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4593 SW 81st Loop Ocala, FL	3.0	2.0	1843	$2,150	$1.17	0d	1	0.06mi
4643 SW 84th Street Rd Ocala, FL	3.0	2.0	1663	$1,925	$1.16	109d	1	0.18mi
4915 SW 81st St Ocala, FL	3.0	2.5	1707	$1,795	$1.05	109d	1	0.22mi
4426 SW 80th Pl Ocala, FL	3.0	2.0	1429	$2,050	$1.43	6d	1	0.22mi
4898 SW 81st Loop Ocala, FL	3.0	2.5	1708	$1,790	$1.05	6d	1	0.24mi
4757 SW 83rd Loop Ocala, FL	4.0	2.0	1821	$1,999	$1.10	3d	1	0.24mi
4939 SW 81st Loop Ocala, FL	3.0	2.5	1828	$1,750	$0.96	109d	1	0.25mi
4957 SW 83rd Pl Ocala, FL	3.0	2.5	1339	$1,650	$1.23	6d	1	0.26mi
4967 SW 83rd Pl Ocala, FL	3.0	2.5	1339	$1,650	$1.23	6d	1	0.28mi
4942 SW 81st St Ocala, FL	3.0	2.5	1708	$1,800	$1.05	6d	1	0.29mi
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	109d	1	0.31mi
4383 SW 85th Ln Ocala, FL	3.0	2.0	1453	$2,045	$1.41	6d	1	0.32mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	109d	1	0.34mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	109d	1	0.34mi
8585 SW 44th Ct Ocala, FL	3.0	2.0	1453	$2,045	$1.41	6d	1	0.34mi
8619 SW 44th Ter Ocala, FL	3.0	2.0	1504	$1,925	$1.28	6d	1	0.36mi
8609 SW 46th Ter Ocala, FL	3.0	2.0	1670	$2,400	$1.44	109d	1	0.38mi
8650 SW 46th Ave Ocala, FL	3.0	2.0	1504	$2,000	$1.33	6d	1	0.39mi
8320 SW 41st Ter Ocala, FL	3.0	2.0	1841	$2,300	$1.25	109d	1	0.40mi
8665 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	116d	1	0.43mi
4828 SW 86th Ln Ocala, FL	3.0	2.0	1672	$1,950	$1.17	116d	1	0.54mi
4682 SW 88th Ln Ocala, FL	4.0	2.0	1827	$2,100	$1.15	6d	1	0.64mi
4762 SW 88th Ln Ocala, FL	4.0	2.0	1827	$1,990	$1.09	6d	1	0.66mi
4770 SW 88th Ln Ocala, FL	4.0	2.0	1827	$2,250	$1.23	6d	1	0.67mi
4697 SW 89th St Ocala, FL	4.0	2.0	1848	$2,150	$1.16	109d	1	0.67mi
8724 SW 49th Cir Ocala, FL	4.0	2.0	1828	$2,000	$1.09	6d	1	0.71mi
4631 SW 88 Pl Ocala, FL	3.0	2.0	1672	$2,000	$1.20	6d	1	0.71mi
8780 SW 49th Cir Ocala, FL	3.0	2.0	1672	$1,900	$1.14	116d	1	0.80mi
8792 SW 49th Cir Ocala, FL	4.0	2.0	1498	$1,850	$1.23	116d	1	0.82mi
8940 SW 50th Ter Ocala, FL	4.0	2.0	1827	$2,195	$1.20	116d	1	0.85mi
9109 SW 45th Ter Ocala, FL	4.0	2.0	1828	$2,150	$1.18	109d	1	0.87mi
8856 SW 49th Cir Ocala, FL	4.0	2.0	1827	$1,950	$1.07	6d	1	0.87mi
4513 SW 91st Lane Rd Ocala, FL	4.0	2.0	1635	$2,300	$1.41	6d	1	0.89mi
7177 SW 92nd St Ocala, FL	3.0	2.5	1410	$1,850	$1.31	116d	1	1.02mi
5082 SW 91st Pl Ocala, FL	4.0	2.0	1873	$2,295	$1.23	6d	1	1.04mi
13481 SW 60th Ave Ocala, FL	3.0	2.0	1382	$1,549	$1.12	6d	1	1.40mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	116d	1	1.43mi

Listing history 50 events

1. 2026-08-18
   days on market $242,640 Active 105 DOM
2. 2026-08-17
   days on market $242,640 Active 104 DOM
3. 2026-08-16
   days on market $242,640 Active 103 DOM
4. 2026-08-15
   days on market $242,640 Active 102 DOM
5. 2026-08-14
   days on market $242,640 Active 101 DOM
6. 2026-08-13
   days on market $242,640 Active 100 DOM
7. 2026-08-12
   days on market $242,640 Active 99 DOM
8. 2026-08-11
   days on market $242,640 Active 98 DOM
9. 2026-08-10
   days on market $242,640 Active 97 DOM
10. 2026-08-09
    days on market $242,640 Active 96 DOM
11. 2026-08-08
    days on market $242,640 Active 95 DOM
12. 2026-08-07
    days on market $242,640 Active 94 DOM
13. 2026-08-06
    days on market $242,640 Active 93 DOM
14. 2026-08-05
    days on market $242,640 Active 92 DOM
15. 2026-08-04
    days on market $242,640 Active 91 DOM
16. 2026-08-03
    days on market $242,640 Active 90 DOM
17. 2026-07-31
    days on market $242,640 Active 87 DOM
18. 2026-07-30
    pricedays on market $242,640 Active 86 DOM
19. 2026-07-29
    days on market $249,990 Active 85 DOM
20. 2026-07-27
    days on market $249,990 Active 83 DOM
21. 2026-07-25
    days on market $249,990 Active 81 DOM
22. 2026-07-23
    days on market $249,990 Active 79 DOM
23. 2026-07-22
    days on market $249,990 Active 78 DOM
24. 2026-07-21
    days on market $249,990 Active 77 DOM
25. 2026-07-18
    days on market $249,990 Active 74 DOM
26. 2026-07-16
    days on market $249,990 Active 72 DOM
27. 2026-07-16
    days on market $249,990 Active 71 DOM
28. 2026-07-14
    days on market $249,990 Active 70 DOM
29. 2026-07-13
    days on market $249,990 Active 69 DOM
30. 2026-07-12
    days on market $249,990 Active 68 DOM
31. 2026-07-11
    days on market $249,990 Active 67 DOM
32. 2026-07-10
    days on market $249,990 Active 66 DOM
33. 2026-07-09
    days on market $249,990 Active 65 DOM
34. 2026-07-08
    days on market $249,990 Active 64 DOM
35. 2026-07-07
    days on market $249,990 Active 63 DOM
36. 2026-07-06
    days on market $249,990 Active 62 DOM
37. 2026-07-05
    days on market $249,990 Active 61 DOM
38. 2026-07-04
    days on market $249,990 Active 60 DOM
39. 2026-07-03
    days on market $249,990 Active 59 DOM
40. 2026-07-02
    days on market $249,990 Active 58 DOM
41. 2026-07-01
    price $249,990 Active 57 DOM
42. 2026-07-01
    days on market $253,990 Active 57 DOM
43. 2026-06-30
    days on market $253,990 Active 56 DOM
44. 2026-06-29
    days on market $253,990 Active 55 DOM
45. 2026-06-28
    days on market $253,990 Active 54 DOM
46. 2026-06-28
    days on market $253,990 Active 53 DOM
47. 2026-06-27
    days on market $253,990 Active 52 DOM
48. 2026-06-25
    days on market $253,990 Active 50 DOM
49. 2026-06-23
    days on market $253,990 Active 48 DOM
50. 2026-06-21
    days on market $253,990 Active 47 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 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: $24,702
• − Mortgage interest: −$13,592
• − Property taxes: −$3,640
• − Insurance: −$1,213
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − HOA: −$888
• − Depreciation: −$7,059
• Taxable loss: −$5,642
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $-142/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,315–$18,945 screening

This single-level home offers a modern and well-maintained interior with a good condition roof and exterior. It is ready for immediate occupancy and minor cosmetic updates could further enhance its appeal.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Replace HVAC filters — Clean filters improve air quality and reduce maintenance costs for tenants. ↑

ⓘ 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

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

2 events — show timeline

• 2026-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listed $256,990 Stellar MLS as Distributed by MLS Grid