13267 SW 79th Cir · Marion Oaks, FL 34473

$225,000

3 bd · 2.0 ba · 1,583 sqft · SingleFamily public records · 6 Days on market

Built 2006 0.26 ac lot Est $283k · 21% under

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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 +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE, 3/2 Move-in ready home features vaulted ceilings, master bedroom with master bath, sliding glass doors that lead out to a large back yard with wooded view and an inside laundry room. This 2006 newer built home is located in Marion Oaks with quick access to I-75 and neighborhood amenities that include a grocery store, post office, banks and others that are a must see!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Homestead indicated; Zoning: R1
• HOA & community: No homeowners association specified

Exterior

• Parking: Attached 2-car garage (20 x 22)
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Phone available; Water connected
• Home design: Single-family residence; One-story; Faces north; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Sliding doors; Paved road access; Lot approximately 0.26 acres (90 x 125)

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room / dining room combo; Split bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $39 ($464/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (11.2% below list).
• Recommended offer: $200k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% in Marion Oaks — 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: 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: Marion Oaks Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 939 students, 65% FRL); Horizon Academy At Marion Oaks (math 37% / reading 36%, grade F, #405 of 571 statewide, top 72%, 1,067 students, 68% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 1376 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% of the median local income ($72k/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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.
• Current owner paid $115k; list at $225k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,774 (11.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $283,357
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13145 SW 78th Cir	0.29mi	3/2.0	1,525 (-4%)	2mo	$275,000	$180	79
13162 SW 70th Ct	0.48mi	3/2.0	1,599 (+1%)	8mo	$300,000	$188	70
7478 SW 130th Ln	0.23mi	4/2.0 (+1)	1,606 (+2%)	19mo	$325,000	$202	66
781 SW Marion Oaks Pass	0.67mi	3/2.0	1,614 (+2%)	3mo	$231,000	$143	63
8025 SW Highway 484	0.47mi	3/2.0	1,435 (-9%)	8mo	$190,000	$132	56
13212 SW 70th Ct	0.46mi	3/2.0	1,756 (+11%)	6mo	$206,250	$117	55
7027 SW 128 S	0.74mi	3/2.0	1,655 (+4%)	8mo	$315,000	$190	51
7091 SW 133rd Ln	0.45mi	4/2.0 (+1)	1,787 (+13%)	2mo	$290,000	$162	50
701 Marion Oaks Trl	0.30mi	4/2.0 (+1)	1,774 (+12%)	13mo	$298,000	$168	50
13130 SW 78th Cir	0.31mi	4/2.0 (+1)	1,806 (+14%)	11mo	$255,000	$141	48
13007 SW 79th Cir	0.46mi	4/2.5 (+1)	1,679 (+6%)	18mo	$300,000	$179	46
7115 SW 128th St	0.66mi	4/2.0 (+1)	1,787 (+13%)	18mo	$335,000	$187	27

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-39,832
• Equity at exit: $33,548

10-year hold

• IRR: -18.3%
• Equity multiple: 0.14×
• Total profit: $-54,057
• Equity at exit: $19,454

Cash invested: $63,000 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1376
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $39

Break-even live

Break-even rent $1,949

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $166	-5% $102	+0% $39	+5% $-25	+10% $-89
Rent	-10% $-119	-5% $-40	+0% $39	+5% $118	+10% $196
Rate	-1.0pp $152	-0.5pp $96	base $39	+0.5pp $-20	+1.0pp $-79

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13215 SW 77th Ave Ocala, FL	3.0	2.0	1315	$1,800	$1.37	15d	1	0.18mi
13130 SW 78th Cir Ocala, FL	4.0	2.0	1816	$1,900	$1.05	15d	1	0.29mi
13101 SW 72nd Terrace Rd Ocala, FL	4.0	3.0	2088	$2,250	$1.08	15d	1	0.38mi
7146 SW 134th St Ocala, FL	3.0	2.0	1733	$1,600	$0.92	23d	1	0.43mi
7060 SW 131st Loop Ocala, FL	4.0	2.0	1787	$1,899	$1.06	15d	1	0.44mi
7052 SW 131st Loop Ocala, FL	3.0	2.0	1718	$1,550	$0.90	23d	1	0.50mi
7883 SW 138th Street Rd Ocala, FL	4.0	3.0	1865	$2,125	$1.14	23d	1	0.54mi
8070 SW 131st Ln Ocala, FL	3.0	2.0	1642	$2,400	$1.46	15d	1	0.56mi
7011 SW 136th Ln Ocala, FL	3.0	2.0	1670	$2,300	$1.38	15d	1	0.61mi
6872 SW 132nd Pl Ocala, FL	4.0	2.0	1774	$2,200	$1.24	23d	1	0.68mi
6872 SW 132nd St Ocala, FL	4.0	2.0	1774	$2,200	$1.24	23d	1	0.70mi
769 Marion Oaks Pass Ocala, FL	4.0	2.0	1696	$1,950	$1.15	15d	1	0.71mi
13205 SW 65th Cir Ocala, FL	4.0	3.0	1802	$2,200	$1.22	15d	1	0.78mi
6732 SW 132nd St Ocala, FL	4.0	2.0	1774	$1,950	$1.10	15d	1	0.82mi
13033 SW 82nd Avenue Rd Ocala, FL	3.0	2.0	1413	$1,895	$1.34	15d	1	0.85mi
8341 SW 135th Loop Ocala, FL	3.0	2.0	1623	$1,600	$0.99	23d	1	0.87mi
8427 SW 136th St Ocala, FL	3.0	2.0	1762	$2,095	$1.19	23d	1	0.92mi
8181 SW 128th Loop Ocala, FL	3.0	2.0	1402	$1,745	$1.24	15d	1	0.95mi
13092 SW 84th Terrace Rd Ocala, FL	4.0	2.0	1800	$1,800	$1.00	23d	1	0.96mi
6555 SW 129th Loop Ocala, FL	3.0	2.0	1357	$1,675	$1.23	15d	1	0.97mi
13153 SW 65th Cir Ocala, FL	4.0	2.0	1696	$1,950	$1.15	23d	1	1.00mi
8398 SW 138th Pl Ocala, FL	3.0	2.0	1660	$1,900	$1.14	23d	1	1.04mi
12847 SW 84th Terrace Rd Ocala, FL	3.0	2.0	1393	$1,850	$1.33	23d	1	1.09mi
13915 SW 64th Terrace Rd Unit 1 Ocala, FL	3.0	2.0	1124	$1,524	$1.36	15d	1	1.17mi
14576 SW 75th Cir Ocala, FL	3.0	2.0	1936	$1,945	$1.00	15d	1	1.18mi
820 Marion Oaks Mnr Ocala, FL	4.0	2.0	1747	$1,995	$1.14	23d	1	1.24mi
8713 SW 138th St Ocala, FL	3.0	2.0	1554	$1,950	$1.25	23d	1	1.27mi
585 Marion Oaks Pass Ocala, FL	4.0	2.0	1924	$2,165	$1.13	15d	1	1.47mi
13664 SW 61st Ct Unit 1 Ocala, FL	3.0	2.0	1187	$1,500	$1.26	23d	1	1.47mi
13616 SW 61st Cir Ocala, FL	3.0	2.0	1313	$1,595	$1.21	23d	1	1.48mi

Listing history 23 events

1. 2026-06-03
   status $225,000 Pending 6 DOM
2. 2026-06-02
   days on market $225,000 Active 6 DOM
3. 2026-06-01
   days on market $225,000 Active 5 DOM
4. 2026-05-31
   days on market $225,000 Active 4 DOM
5. 2026-05-30
   days on market $225,000 Active 3 DOM
6. 2026-05-27
   listed $225,000 Active
7. 2026-04-10
   status Active
8. 2026-04-10
   historical
9. 2026-04-03
   status Pending
10. 2026-04-02
    historical
11. 2026-02-26
    price $234,000
12. 2026-02-13
    price $239,000
13. 2026-01-30
    price $242,000
14. 2025-11-23
    price $249,000
15. 2025-10-31
    price $259,000
16. 2025-10-17
    price $264,000
17. 2025-10-17
    price $259,000
18. 2025-10-02
    listed $268,000 Active
19. 2016-11-30
    soldstatus $115,000 375-char remark

    Show marketing remark (375 chars)

    CUTE, 3/2 Move-in ready home features vaulted ceilings, master bedroom with master bath, sliding glass doors that lead out to a large back yard with wooded view and an inside laundry room. This 2006 newer built home is located in Marion Oaks with quick access to I-75 and neighborhood amenities that include a grocery store, post office, banks and others that are a must see!

20. 2016-07-06
    listed $114,900 375-char remark

    Show marketing remark (375 chars)

    CUTE, 3/2 Move-in ready home features vaulted ceilings, master bedroom with master bath, sliding glass doors that lead out to a large back yard with wooded view and an inside laundry room. This 2006 newer built home is located in Marion Oaks with quick access to I-75 and neighborhood amenities that include a grocery store, post office, banks and others that are a must see!

21. 2006-05-18
    soldstatus $173,200
22. 2003-07-18
    soldstatus $69,500
23. 2003-01-15
    soldstatus $22,500

ⓘ 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: $3,191 · $266/mo
• Projected year-2 tax: $3,191 · $266/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,973
• − Mortgage interest: −$12,603
• − Property taxes: −$3,191
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$6,545
• Taxable loss: −$3,327
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $1,262/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 — Marion Oaks

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

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+900.0% since first listed

18 events — show timeline

• 2026-05-27 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $234,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $242,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-23 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $264,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Listed $268,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-30 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-06 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-18 Sold (Public Records) $173,200 Public Records
• 2003-07-18 Sold (Public Records) $69,500 Public Records
• 2003-01-15 Sold (Public Records) $22,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,191 · -12.5% YoY. Source: county tax records.