LaBelle Plan · Ocala, FL 34476

$165,800

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 123 Days on market

Manufactured home 55+ age-restricted Excellent condition

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Appreciation +2.5/10.0
• Rent growth +1.9/5.0
• Manufactured-home adj. -3.0

Listing remarks MLS

55+ age qualified community. COMING SOON! Currently under construction. Welcome to Oak Bend, a 55+ age-qualified active and vibrant community, where your dream home is coming to life. We are excited to offer a stunning, brand new, beautiful, 2026 3 bed, 2 bath home for sale, featuring approximately 1352 sq ft of thoughtfully designed living space. Located in Ocala, this soon-to-be-completed property will offer the perfect blend of modern design and timeless comfort. Construction is underway, and soon you'll be able to step inside and experience an open-concept floor plan, high ceilings, and natural light. The large kitchen will be beautifully designed with stainless steel appliances and custom cabinetry, ideal for both everyday living and entertainment. The spacious primary suite will serve as a relaxing retreat, complete with en-suite features like dual vanities and a walk-in closet. Additional bedrooms will provide flexibility for guests, a home office, or hobby space. Outside, the home will include beautiful low-maintenance landscaping, a covered patio, storage shed and large carport perfect for enjoying your outdoor space once construction is complete. Located in the desirable Oak Bend, residents enjoy access to a variety of premium amenities, including amenities such as a heated pool, fitness center, clubhouse, game room and more. Conveniently situated near shopping, dining, I75, parks, public transportation and The Villages.

Key facts

• Custom cabinetry
• En-suite features
• Walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• NATURAL LIGHT
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• EN-SUITE FEATURES
• WALK-IN CLOSET

🏗️ New construction. The $165,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $387,838.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $166k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (20.6% below list).
• Recommended offer: $132k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 1.2% vs local median 4.2% in Ocala — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• 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); 1071 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 123 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,678 (20.6% 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 123 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.34% ✗
• Cap rate: 1.22%
• Cash-on-cash: -18.12%
• DSCR: 0.19
• GRM: 24.5

CMA / ARV

• ARV (median comp): $387,838
• List price: $165,800
• Delta: -57.25%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9745 SW 30th Ter	0.97mi	3/2.0	1,416 (+5%)	3mo	$199,900	$141	55
9400 SW 30th Ave	1.30mi	3/2.0	1,377 (+2%)	9mo	$182,000	$132	54
9850 SW 27th Ave	0.82mi	3/2.0	1,403 (+4%)	9mo	$160,000	$114	52
9529 SW 30th Ave	1.17mi	3/2.0	1,344 (-1%)	17mo	$86,500	$64	50
8422 SW 41st Cir	1.35mi	3/2.0	1,263 (-7%)	7mo	$225,000	$178	48
10891 SW 41st Ave	1.13mi	3/2.0	1,446 (+7%)	11mo	$304,990	$211	44
9731 SW 32nd Ct	1.01mi	3/2.0	1,100 (-19%)	0mo	$198,000	$180	40
10498 SW 18th Ter	0.83mi	3/2.0	1,512 (+12%)	10mo	$625,000	$413	37
3859 SW 109th Ln	1.03mi	3/2.0	1,621 (+20%)	4mo	$264,599	$163	36
9494 SW 31st Ct	1.24mi	3/1.0	1,475 (+9%)	19mo	$244,900	$166	30
4272 SW 108th Ln	1.36mi	3/2.0	1,689 (+25%)	14mo	$277,000	$164	28
1744 SW 108th Ln Unit B	0.97mi	2/2.0 (-1)	1,166 (-14%)	15mo	$105,000	$90	25

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: -55.6%
• Equity multiple: -0.58×
• Total profit: $-171,138
• Equity at exit: $57,828

10-year hold

• IRR: —
• Equity multiple: -1.75×
• Total profit: $-298,357
• Equity at exit: $33,533

Cash invested: $108,595 (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 →

Active competition Active MLS

• For sale now: 21 active
• Median asking: $165,850 ($122/sqft)
• Median days on market: 1 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +134.3% 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: 1071
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$2,034
• Tax est. 1.5%: −$485 /mo · $5,818/yr
• Insurance: −$162
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-1,640

Break-even live

Break-even rent $3,393

Max offer price $150,527

Occupancy floor —

Sensitivity live

Price	-10% $-1,372	-5% $-1,506	+0% $-1,640	+5% $-1,774	+10% $-1,908
Rent	-10% $-1,744	-5% $-1,692	+0% $-1,640	+5% $-1,588	+10% $-1,536
Rate	-1.0pp $-1,445	-0.5pp $-1,541	base $-1,640	+0.5pp $-1,741	+1.0pp $-1,843

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: $96,960
• Closing costs: $11,635
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3035 SW 108th Pl Ocala, FL	3.0	2.0	1404	$1,399	$1.00	70d	1	0.33mi
10948 SW 18th Ter Apt D Ocala, FL	2.0	2.0	900	$1,300	$1.44	70d	1	0.85mi
1836 SW 109th Pl Ocala, FL	2.0	1.0	899	$1,150	$1.28	70d	1	0.87mi
1658 SW 108th Ln #1 Ocala, FL	3.0	2.0	1080	$1,550	$1.44	70d	1	1.02mi
3085 SW 97th St Unit 2 Ocala, FL	2.0	1.0	960	$1,049	$1.09	63d	1	1.07mi
9975 SW 39th Ter Ocala, FL	4.0	2.0	1873	$2,295	$1.23	63d	1	1.32mi

Listing history 50 events

1. 2026-08-08
   days on market $165,800 Active 123 DOM
2. 2026-08-07
   days on market $165,800 Active 122 DOM
3. 2026-08-06
   days on market $165,800 Active 121 DOM
4. 2026-08-05
   days on market $165,800 Active 120 DOM
5. 2026-08-03
   days on market $165,800 Active 118 DOM
6. 2026-07-31
   days on market $165,800 Active 115 DOM
7. 2026-07-30
   days on market $165,800 Active 114 DOM
8. 2026-07-29
   pricedays on market $165,800 Active 113 DOM
9. 2026-07-27
   days on market $165,850 Active 111 DOM
10. 2026-07-25
    days on market $165,850 Active 109 DOM
11. 2026-07-23
    days on market $165,850 Active 107 DOM
12. 2026-07-22
    days on market $165,850 Active 106 DOM
13. 2026-07-21
    days on market $165,850 Active 105 DOM
14. 2026-07-18
    days on market $165,850 Active 102 DOM
15. 2026-07-16
    days on market $165,850 Active 100 DOM
16. 2026-07-16
    days on market $165,850 Active 99 DOM
17. 2026-07-14
    days on market $165,850 Active 98 DOM
18. 2026-07-13
    days on market $165,850 Active 97 DOM
19. 2026-07-12
    days on market $165,850 Active 96 DOM
20. 2026-07-11
    days on market $165,850 Active 95 DOM
21. 2026-07-10
    days on market $165,850 Active 94 DOM
22. 2026-07-10
    days on market $165,850 Active 93 DOM
23. 2026-07-08
    days on market $165,850 Active 92 DOM
24. 2026-07-07
    days on market $165,850 Active 91 DOM
25. 2026-07-06
    days on market $165,850 Active 90 DOM
26. 2026-07-05
    days on market $165,850 Active 89 DOM
27. 2026-07-04
    days on market $165,850 Active 88 DOM
28. 2026-07-03
    days on market $165,850 Active 87 DOM
29. 2026-07-02
    days on market $165,850 Active 86 DOM
30. 2026-07-01
    days on market $165,850 Active 85 DOM
31. 2026-06-30
    days on market $165,850 Active 84 DOM
32. 2026-06-29
    days on market $165,850 Active 83 DOM
33. 2026-06-28
    days on market $165,850 Active 82 DOM
34. 2026-06-28
    days on market $165,850 Active 81 DOM
35. 2026-06-27
    pricedays on market $165,850 Active 80 DOM
36. 2026-06-18
    days on market $165,900 Active 79 DOM
37. 2026-06-17
    days on market $165,900 Active 78 DOM
38. 2026-06-16
    days on market $165,900 Active 77 DOM
39. 2026-06-15
    days on market $165,900 Active 76 DOM
40. 2026-06-14
    days on market $165,900 Active 74 DOM
41. 2026-06-13
    days on market $165,900 Active 73 DOM
42. 2026-06-10
    days on market $165,900 Active 71 DOM
43. 2026-06-09
    days on market $165,900 Active 70 DOM
44. 2026-06-08
    days on market $165,900 Active 69 DOM
45. 2026-06-07
    days on market $165,900 Active 68 DOM
46. 2026-06-03
    days on market $165,900 Active 64 DOM
47. 2026-06-02
    days on market $165,900 Active 63 DOM
48. 2026-05-31
    days on market $165,900 Active 61 DOM
49. 2026-05-30
    days on market $165,900 Active 60 DOM
50. 2026-04-01
    listed $165,900 Active 1499-char remark

    Show marketing remark (1499 chars)

    55+ age qualified community. COMING SOON! Currently under construction. Welcome to Oak Bend, a 55+ age-qualified active and vibrant community, where your dream home is coming to life. We are excited to offer a stunning, brand new, beautiful, 2026 3 bed, 2 bath home for sale, featuring approximately 1352 sq ft of thoughtfully designed living space. Located in Ocala, this soon-to-be-completed property will offer the perfect blend of modern design and timeless comfort. Construction is underway, and soon you'll be able to step inside and experience an open-concept floor plan, high ceilings, and natural light. The large kitchen will be beautifully designed with stainless steel appliances and custom cabinetry, ideal for both everyday living and entertainment. The spacious primary suite will serve as a relaxing retreat, complete with en-suite features like dual vanities and a walk-in closet. Additional bedrooms will provide flexibility for guests, a home office, or hobby space. Outside, the home will include beautiful low-maintenance landscaping, a covered patio, storage shed and large carport perfect for enjoying your outdoor space once construction is complete. Located in the desirable Oak Bend, residents enjoy access to a variety of premium amenities, including amenities such as a heated pool, fitness center, clubhouse, game room and more. Conveniently situated near shopping, dining, I75, parks, public transportation and The Villages. Everything you need will be just minutes awa

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 16 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: $15,801
• − Mortgage interest: −$21,725
• − Property taxes: −$5,818
• − Insurance: −$1,939
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$11,283
• Taxable loss: −$27,491
• Est. tax savings @ 24.0%: +$6,598
• After-tax cash flow: $-13,082/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 · 12 photos

Excellent 100/100 None rehab

This 55+ age-qualified community home is move-in ready with no visible repairs or maintenance needed. It offers a good condition score and is located in a vibrant community with amenities like a pool and shuffleboard court.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring — Improves aesthetics and value ↑
• Both New kitchen appliances — Enhances functionality and value ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Hammett Bowen Jr. Elementary School C+ FL #832/2,144 Nat'l #9,382/41,679 Middle Horizon Academy At Marion Oaks F FL #405/571 Nat'l #7,065/14,009 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

C Composite livability gradescore 69/100

Livability — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 365,905 people
• City population: 263,375
• 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

1 event — show timeline

• 2026-04-01 Listed $165,900 Zillow