8750 SW 90th Ln Unit C · On Top of the World, FL 34481

$132,900

2 bd · 2.0 ba · 1,688 sqft · Condo public records · 77 Days on market

Built 1991 $528/mo HOA · 31% 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).

• Cash flow +12.9/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• 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

WELL MAINT HOME; PATIO HOME, BOSTONIAN MODEL/EXPNANED/LARGE PATIO W/ KNEE WALL FL ROOM UNDER HEAT & AIR/UP-GRADED APPL /BOSCH DISHWASHER/FLAT TOP STOVE, LARGE TWO DR FREIG/GARAGE SCREENS/ STORM DR FRONT & KIT DR/WORK BENCH/A/C NEWER/SOLAR TUB/EXHAUST VENT KT/SHELVES INGREAT RM/ $4000 TO BE PLACED ESCROW AT CLOSING FOR NEW ROOF/ FULL TERMITE TREATMENT THIS YR

Key facts

• Income potential
• Flexible layout
• Functional layout

Tags

• BUILT-IN SHELVING
• FUNCTIONAL LAYOUT
• FLEXIBLE LAYOUT
• COMFORTABLE LIVING AREAS
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $-10 ($-121/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (1.3% below list).
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $125k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• 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: 1161 active listings in the ZIP; 31 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 36% of the median local income ($57k/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 $919 of loan paydown is wiped out by about $4k 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 77 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $56k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,926 (6.0% 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 77 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-21,881
• Equity at exit: $19,816

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-18,677
• Equity at exit: $11,491

Cash invested: $37,212 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1161
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$697
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$55
• HOA: −$528
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-10

Break-even live

Break-even rent $1,720

Max offer price $131,118

Occupancy floor 96%

Sensitivity live

Price	-10% $65	-5% $28	+0% $-10	+5% $-48	+10% $-85
Rent	-10% $-145	-5% $-78	+0% $-10	+5% $57	+10% $125
Rate	-1.0pp $57	-0.5pp $24	base $-10	+0.5pp $-45	+1.0pp $-80

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	23d	1	0.26mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	23d	1	0.29mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	23d	1	0.30mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	15d	1	0.39mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	23d	1	0.39mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	23d	1	0.44mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	23d	1	0.50mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	23d	1	0.59mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	15d	1	0.63mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	23d	1	0.66mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	15d	1	0.66mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	23d	1	0.70mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	15d	1	0.75mi
8714 SW 83rd Loop Ocala, FL	2.0	2.0	1658	$1,900	$1.15	15d	1	0.76mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	15d	1	0.89mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	23d	1	0.99mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	23d	1	1.07mi
9746 SW 89th Loop Ocala, FL	2.0	2.0	1660	$1,950	$1.17	23d	1	1.12mi
9013 SW 79th Ln Ocala, FL	2.0	2.0	2118	$2,500	$1.18	23d	1	1.15mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	23d	1	1.17mi
7978 SW 90th Ter Ocala, FL	2.0	2.0	1226	$1,875	$1.53	15d	1	1.22mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	23d	1	1.22mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	23d	1	1.24mi
9791 SW 96th St Ocala, FL	2.0	2.0	1906	$1,800	$0.94	23d	1	1.24mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	23d	1	1.25mi
9119 SW 99th Court Rd Ocala, FL	2.0	2.0	1504	$1,900	$1.26	23d	1	1.27mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	23d	1	1.30mi
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	23d	1	1.30mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	15d	1	1.34mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	23d	1	1.34mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	23d	1	1.43mi

HOA detail condo

• Monthly dues: $528 · $6,336/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-11
   status Pending
2. 2026-03-22
   price $132,900
3. 2026-03-11
   price $149,900
4. 2026-03-07
   price $178,500
5. 2026-01-24
   listed $189,000 Active
6. 2006-10-26
   soldstatus $145,000
7. 2006-10-18
   soldstatus $145,000 372-char remark

   Show marketing remark (372 chars)

   WELL MAINT HOME; PATIO HOME, BOSTONIAN MODEL/EXPNANED/LARGE PATIO W/ KNEE WALL FL ROOM UNDER HEAT & AIR/UP-GRADED APPL /BOSCH DISHWASHER/FLAT TOP STOVE, LARGE TWO DR FREIG/GARAGE SCREENS/ STORM DR FRONT & KIT DR/WORK BENCH/A/C NEWER/SOLAR TUB/EXHAUST VENT KT/SHELVES INGREAT RM/ $4000 TO BE PLACED ESCROW AT CLOSING FOR NEW ROOF/ FULL TERMITE TREATMENT THIS YR

8. 2006-08-25
   listed $152,000 372-char remark

   Show marketing remark (372 chars)

   WELL MAINT HOME; PATIO HOME, BOSTONIAN MODEL/EXPNANED/LARGE PATIO W/ KNEE WALL FL ROOM UNDER HEAT & AIR/UP-GRADED APPL /BOSCH DISHWASHER/FLAT TOP STOVE, LARGE TWO DR FREIG/GARAGE SCREENS/ STORM DR FRONT & KIT DR/WORK BENCH/A/C NEWER/SOLAR TUB/EXHAUST VENT KT/SHELVES INGREAT RM/ $4000 TO BE PLACED ESCROW AT CLOSING FOR NEW ROOF/ FULL TERMITE TREATMENT THIS YR

9. 2004-01-07
   soldstatus $80,000
10. 1991-06-01
    soldstatus $78,400

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$161/yr (+$13/mo · 17.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 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: $20,487
• − Mortgage interest: −$7,444
• − Property taxes: −$942
• − Insurance: −$664
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − HOA: −$6,336
• − Depreciation: −$3,866
• Taxable loss: −$2,044
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $370/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

• Census place: On Top of the World, FL
• County: Marion County · 315,796 people
• City population: 25,668
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• 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

+69.5% since first listed

10 events — show timeline

• 2026-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Price Changed $132,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $178,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-26 Sold (Public Records) $145,000 Public Records
• 2006-10-18 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-25 Listed $152,000 Stellar MLS as Distributed by MLS Grid
• 2004-01-07 Sold (Public Records) $80,000 Public Records
• 1991-06-01 Sold (Public Records) $78,400 Public Records

Property tax history

+4.4%/yr

Latest (2025): $942 · +29.6% YoY. Source: county tax records.