13183 SW 113th Pl · On Top of the World, FL 34432

$205,000

3 bd · 2.0 ba · 1,011 sqft · SingleFamily public records · 129 Days on market

Built 2024 9,148 sqft lot $203/sqft · 10% below area Est $226k · 9% 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).

• Cash flow +17.3/30.0
• ARV discount +11.8/15.0
• DSCR +5.4/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL COZY 1 YEAR OLD HOME OFFERING THE PERFECT BLEND OF MODERN COMFORT AND PEACEFUL COUNTRY LIVING . THIS 3-BEDROOM, 2-BATH RESIDENCE FEATURES A THOUGHTFULLY DESIGNED OPEN FLOOR PLAN THAT CREATES A BRIGHT AIRY ATMOSPHERE FOR BOTH EVERYDAY LIVING AND ENTERTAINING. THE LIVING AREA FLOWS SEAMLESSLY INTO THE KITCHEN AND DINING SPACE , MAKING EASY TO HOST FAMILY AND FRIENDS . THE OWNER HAS ALSO INSTALLED A WATER SOFTENER , GUTTERS AND IS ALREADY FENCED TO HAVE THE PRIVACY YOU NEED . ALSO A SHED TO KEEP SAVED TOOLS AND MORE . NATURE AROUND THE AREA INCLUDING THE RAINBOW SPRINGS STATE PARK WHICH IS A BEAUTIFUL SPRINGS JUST MINUTES DOWN THE ROAD. ALSO 15 MIN AWAY FROM RESTAURANTS AND SHOPPING. DON’T MISS THE OPPORTUNITY TO MAKE THIS WONDERFUL PROPERTY YOUR OWN .

Key facts

• Open floor plan
• Shed
• Fenced yard

Tags

• OPEN FLOOR PLAN
• WATER SOFTENER
• FENCED YARD
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $171k (16.6% below list).
• Recommended offer: $171k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.9% in On Top of the World — 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.
• Market conditions: 550 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 129 days — a 12% lower offer ($180k) 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,940 (16.6% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $226,494
• List price: $205,000
• Delta: -9.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13703 SW 113th Pl	0.53mi	3/2.0	1,127 (+12%)	13mo	$217,900	$193	45
13588 SW 112th Pl	0.42mi	3/2.0	1,127 (+12%)	23mo	$228,000	$202	42
13423 SW 108 St	0.53mi	3/2.0	1,140 (+13%)	22mo	$238,000	$209	36
10729 SW 130th Ct	0.61mi	3/2.0	1,127 (+12%)	22mo	$224,900	$200	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-23,831
• Equity at exit: $30,566

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-8,958
• Equity at exit: $17,725

Cash invested: $57,400 (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 34432

• Home prices YoY: -21.5%
• Active inventory: 550
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $149

Break-even live

Break-even rent $1,521

Max offer price $205,000

Occupancy floor 86%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13359 SW 112th St Dunnellon, FL	3.0	2.0	1127	$1,750	$1.55	21d	1	0.25mi
13669 SW 113th Pl Dunnellon, FL	3.0	2.0	1397	$1,650	$1.18	13d	1	0.50mi
13775 SW 115 Pl Unit 1331069P Dunnellon, FL	3.0	2.0	1399	$9,815	$7.02	21d	1	0.66mi
13439 SW 106th Pl Dunnellon, FL	3.0	2.0	1397	$1,700	$1.22	21d	1	0.77mi
10711 SW 136th Court Rd Dunnellon, FL	2.0	1.0	928	$1,450	$1.56	21d	1	0.80mi
13469 SW 106th St Dunnellon, FL	3.0	2.0	1226	$1,750	$1.43	21d	1	0.84mi
13527 SW 100th Ln Dunnellon, FL	3.0	2.0	1352	$2,100	$1.55	21d	1	1.40mi

Listing history 9 events

1. 2026-06-10
   days on market $205,000 Active 129 DOM
2. 2026-06-09
   days on market $205,000 Active 128 DOM
3. 2026-06-08
   days on market $205,000 Active 127 DOM
4. 2026-06-07
   days on market $205,000 Active 126 DOM
5. 2026-06-03
   days on market $205,000 Active 122 DOM
6. 2026-06-02
   days on market $205,000 Active 121 DOM
7. 2026-05-31
   days on market $205,000 Active 119 DOM
8. 2026-05-30
   days on market $205,000 Active 118 DOM
9. 2026-02-01
   listed $205,000 Active 776-char remark

   Show marketing remark (776 chars)

   BEAUTIFUL COZY 1 YEAR OLD HOME OFFERING THE PERFECT BLEND OF MODERN COMFORT AND PEACEFUL COUNTRY LIVING . THIS 3-BEDROOM, 2-BATH RESIDENCE FEATURES A THOUGHTFULLY DESIGNED OPEN FLOOR PLAN THAT CREATES A BRIGHT AIRY ATMOSPHERE FOR BOTH EVERYDAY LIVING AND ENTERTAINING. THE LIVING AREA FLOWS SEAMLESSLY INTO THE KITCHEN AND DINING SPACE , MAKING EASY TO HOST FAMILY AND FRIENDS . THE OWNER HAS ALSO INSTALLED A WATER SOFTENER , GUTTERS AND IS ALREADY FENCED TO HAVE THE PRIVACY YOU NEED . ALSO A SHED TO KEEP SAVED TOOLS AND MORE . NATURE AROUND THE AREA INCLUDING THE RAINBOW SPRINGS STATE PARK WHICH IS A BEAUTIFUL SPRINGS JUST MINUTES DOWN THE ROAD. ALSO 15 MIN AWAY FROM RESTAURANTS AND SHOPPING. DON’T MISS THE OPPORTUNITY TO MAKE THIS WONDERFUL PROPERTY YOUR OWN .

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,211/yr (+$101/mo · 246.7%)

ⓘ 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 8/10 Severe 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,513
• − Mortgage interest: −$11,483
• − Property taxes: −$491
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$5,964
• Taxable loss: −$1,732
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $2,205/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 — On Top of the World

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

Census & demographics

• City population: 25,668
• Population (ZIP): 13,197

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -57.34%
• Current HPI: 209.595
• Rent YoY: —
• Metro: —
• 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

• 2026-02-01 Listed $205,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+20.5%/yr

Latest (2025): $491 · +171.9% YoY. Source: county tax records.