11218 SW 72nd Ave · Liberty Triangle, FL 34476

$169,900

2 bd · 2.0 ba · 1,083 sqft · SingleFamily public records · 93 Days on market

Built 1997 5,663 sqft lot $157/sqft · 24% below area Est $222k · 24% under $325/mo HOA · 20% 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 +15.0/15.0
• Cash flow +7.4/30.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 2 bedroom, 2 bath courtyard home in desirable Oak Run! This light and bright layout offers comfortable living with a spacious living area, a well-appointed kitchen, and a private courtyard perfect for morning coffee or evening relaxation. The home provides a great opportunity to add your own personal touches and a little TLC to truly make it your own. Major updates include a roof replaced in 2021 and an HVAC system from 2011, offering added peace of mind. Enjoy all the amenities Oak Run has to offer, including pools, clubhouse, golf, and an active lifestyle. Just minutes from shopping, dining, and medical facilities.

Key facts

• Amenities oak run
• Major updates
• Pools

Tags

• COURTYARD HOME
• WELL-APPOINTED KITCHEN
• PRIVATE COURTYARD
• MAJOR UPDATES
• AMENITIES OAK RUN
• POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (1.9% below list).
• Recommended offer: $131k (22.9% below list) — sets the bar for cash-flow.

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: Rents soft (-2.6%/yr); 852 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% 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 $1k of loan paydown is wiped out by about $5k 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 93 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $135k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $130,930 (22.9% 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 93 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.98% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 8.5

CMA / ARV

• ARV (median comp): $222,412
• List price: $169,900
• Delta: -23.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11230 SW 72nd Ave	0.01mi	2/2.0	1,083 (0%)	2mo	$210,000	$194	98
11246 SW 73rd Cir	0.07mi	2/2.0	1,163 (+7%)	2mo	$218,000	$187	83
11140 SW 75th Ter	0.41mi	2/2.0	960 (-11%)	1mo	$135,000	$141	61
11217 SW 76th Ter	0.49mi	2/2.0	1,062 (-2%)	17mo	$198,500	$187	60
7567 SW 108th Pl	0.52mi	2/2.0	1,045 (-4%)	15mo	$170,000	$163	57
6524 SW 108th Pl	0.73mi	2/2.0	1,144 (+6%)	15mo	$215,000	$188	44
11091 SW 76th Ter	0.50mi	2/2.0	936 (-14%)	12mo	$164,000	$175	44
11601 SW 77th Cir	0.73mi	2/2.0	1,227 (+13%)	4mo	$198,500	$162	41
11471 SW 78th Cir	0.74mi	2/2.0	1,160 (+7%)	18mo	$199,999	$172	39
6771 SW 114th Street Rd	0.51mi	2/2.0	1,245 (+15%)	16mo	$235,000	$189	38
11248 SW 78th Ct	0.69mi	3/2.0 (+1)	1,226 (+13%)	7mo	$185,000	$151	35

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: -30.3%
• Equity multiple: 0.03×
• Total profit: $-46,217
• Equity at exit: $25,333

10-year hold

• IRR: -61.8%
• Equity multiple: -0.60×
• Total profit: $-76,202
• Equity at exit: $14,690

Cash invested: $47,572 (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 34476

• Rents YoY: -2.6%
• Active inventory: 852
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$891
• Tax from tax record: −$250 /mo · $3,004/yr
• Insurance: −$71
• HOA: −$325
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-221

Break-even live

Break-even rent $1,946

Max offer price $130,930

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	21d	1	0.70mi
7867 SW 115th Loop Ocala, FL	3.0	2.0	1462	$1,600	$1.09	21d	1	0.77mi
6345 SW 115th Street Rd Ocala, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	0.91mi
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	21d	1	0.96mi
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	21d	1	1.28mi
8287 SW 116th St Ocala, FL	2.0	2.0	1181	$1,550	$1.31	21d	1	1.32mi
10312 SW 61st Terrace Rd Ocala, FL	2.0	2.0	1008	$1,650	$1.64	21d	1	1.43mi
8669 SW 108th Ln Ocala, FL	2.0	1.0	1152	$1,250	$1.09	21d	1	1.47mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $169,900 Active 93 DOM
2. 2026-06-17
   days on market $169,900 Active 92 DOM
3. 2026-06-16
   days on market $169,900 Active 91 DOM
4. 2026-06-15
   days on market $169,900 Active 90 DOM
5. 2026-06-14
   days on market $169,900 Active 88 DOM
6. 2026-06-13
   days on market $169,900 Active 87 DOM
7. 2026-06-10
   days on market $169,900 Active 85 DOM
8. 2026-06-09
   days on market $169,900 Active 84 DOM
9. 2026-06-08
   days on market $169,900 Active 83 DOM
10. 2026-06-07
    days on market $169,900 Active 82 DOM
11. 2026-06-03
    days on market $169,900 Active 78 DOM
12. 2026-06-02
    days on market $169,900 Active 77 DOM
13. 2026-06-01
    days on market $169,900 Active 76 DOM
14. 2026-05-31
    days on market $169,900 Active 75 DOM
15. 2026-05-30
    days on market $169,900 Active 74 DOM
16. 2026-05-12
    status Active 654-char remark

    Show marketing remark (654 chars)

    Welcome home to this charming 2 bedroom, 2 bath courtyard home in desirable Oak Run! This light and bright layout offers comfortable living with a spacious living area, a well-appointed kitchen, and a private courtyard perfect for morning coffee or evening relaxation. The home provides a great opportunity to add your own personal touches and a little TLC to truly make it your own. Major updates include a roof replaced in 2021 and an HVAC system from 2011, offering added peace of mind. Enjoy all the amenities Oak Run has to offer, including pools, clubhouse, golf, and an active lifestyle. Just minutes from shopping, dining, and medical facilities.

17. 2026-05-04
    status Pending 654-char remark

    Show marketing remark (654 chars)

    Welcome home to this charming 2 bedroom, 2 bath courtyard home in desirable Oak Run! This light and bright layout offers comfortable living with a spacious living area, a well-appointed kitchen, and a private courtyard perfect for morning coffee or evening relaxation. The home provides a great opportunity to add your own personal touches and a little TLC to truly make it your own. Major updates include a roof replaced in 2021 and an HVAC system from 2011, offering added peace of mind. Enjoy all the amenities Oak Run has to offer, including pools, clubhouse, golf, and an active lifestyle. Just minutes from shopping, dining, and medical facilities.

18. 2026-03-09
    listed $169,900 Active 654-char remark

    Show marketing remark (654 chars)

    Welcome home to this charming 2 bedroom, 2 bath courtyard home in desirable Oak Run! This light and bright layout offers comfortable living with a spacious living area, a well-appointed kitchen, and a private courtyard perfect for morning coffee or evening relaxation. The home provides a great opportunity to add your own personal touches and a little TLC to truly make it your own. Major updates include a roof replaced in 2021 and an HVAC system from 2011, offering added peace of mind. Enjoy all the amenities Oak Run has to offer, including pools, clubhouse, golf, and an active lifestyle. Just minutes from shopping, dining, and medical facilities.

19. 2009-02-07
    historical
20. 2008-02-07
    listed $147,900
21. 2005-05-19
    soldstatus $135,000
22. 2002-10-03
    soldstatus $75,000

ⓘ 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: $3,004 · $250/mo
• Projected year-2 tax: $3,004 · $250/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 4/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,998
• − Mortgage interest: −$9,517
• − Property taxes: −$3,004
• − Insurance: −$850
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − HOA: −$3,900
• − Depreciation: −$4,943
• Taxable loss: −$5,415
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $-1,348/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 — 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 · 315,796 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: 204.0

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 0.55)
• 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%

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

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

+126.5% since first listed

7 events — show timeline

• 2026-05-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2009-02-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-02-07 Listed $147,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-19 Sold (Public Records) $135,000 Public Records
• 2002-10-03 Sold (Public Records) $75,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,004 · +7.0% YoY. Source: county tax records.