10310 SW 91st Ct · On Top of the World, FL 34481

$162,000

2 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 30 Days on market

Built 1985 9,148 sqft lot Est $144k · 12% over $148/mo HOA · 10% 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 +13.7/30.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pardon our mess. . we are moving . .. What a find! NEW ROOF COMING SOON!!!!Kitchen has NEW kitchen cabinets, counter tops, newer appliances. Most windows have been replaced. A 2 bedroom 2 bath with a bonus room that could be a 3rd bedroom in popular Pine Run. Home has a large living room AND family room, plenty of space if you need it. Septic has been recently pumped, . Laminate floors in the living spaces. In the baths , higher toilets, the master shower has been replaced, both vanityies sport new Corian tops. Newer hot water heater. . Hurricane shutters for the windows. Termite Bond . A/C has been well maintained. There is a screened porch to enjoy the Florida Days as well as a Laundry room big enough to double as a small workshop.

Key facts

• Florida room
• Bonus room
• Tile flooring

Tags

• MAJOR UPDATES
• FLORIDA ROOM
• BONUS ROOM
• LUXURY VINYL PLANK FLOORING
• TILE FLOORING
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Irrigation equipment installed; Directions: From SR 200 take a right on SW 88th Terrace, left on SW 103rd Place; home is at very end straight ahead
• Financial info: Total annual fees approximately $1,776; No lease restrictions
• HOA & community: Association: PINE RUN OPERATIONS; Community clubhouse; Community pool; Senior community; Pets allowed; Total monthly fees approximately $148

Exterior

• Parking: Carport with 1 space
• Utilities: Septic tank; Water connected; Electricity connected; Cable connected
• Home design: Single-family residence; One story; Faces east; Homestead-exempt
• Construction: Metal siding and frame construction; Metal and shingle roof; Slab foundation; Built on a 0.21-acre lot (approx. 90 x 100)
• Exterior features: Hurricane shutters; Rain gutters; Shade shutters

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Ductless system; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $13 ($157/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 $150k (7.5% below list).
• Recommended offer: $150k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 1151 active listings in the ZIP; 25 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).
• This rent runs 31% 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 $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 30 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

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 $149,821 (7.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $144,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9200 SW 101st Ln	0.14mi	2/2.0	1,144 (-6%)	10mo	$169,900	$149	75
8900 SW 97th Lane Rd Unit E	0.45mi	2/2.0	1,198 (-2%)	7mo	$80,000	$67	70
9881 SW 87th Terrace Rd Unit A	0.57mi	2/2.0	1,215 (-1%)	4mo	$142,900	$118	69
10061 SW 88th Ter	0.38mi	2/2.0	1,144 (-6%)	6mo	$135,500	$118	66
9333 SW 97th Pl Unit C	0.57mi	2/2.0	1,178 (-4%)	13mo	$160,000	$136	57
10060 SW 93rd Ave	0.31mi	2/1.5	1,095 (-10%)	15mo	$130,000	$119	54
8972 SW 102nd Pl	0.19mi	3/2.0 (+1)	1,352 (+11%)	18mo	$152,500	$113	53
9663 SW 94th Ter Unit C	0.70mi	2/2.0	1,215 (-1%)	18mo	$127,500	$105	51
8920 SW 97th Lane Rd Unit B	0.37mi	2/2.0	1,368 (+12%)	17mo	$98,000	$72	49
8649 SW 108th Lane Rd	0.74mi	2/2.0	1,281 (+5%)	18mo	$247,500	$193	42
9637 SW 94th Ct Unit A	0.71mi	2/2.0	1,092 (-11%)	10mo	$125,900	$115	41
8962 SW 97th St Unit C	0.63mi	2/2.0	1,353 (+11%)	18mo	$146,000	$108	38

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-25,366
• Equity at exit: $24,155

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-20,799
• Equity at exit: $14,007

Cash invested: $45,360 (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: 1151
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$850
• Tax from tax record: −$105 /mo · $1,266/yr
• Insurance: −$68
• HOA: −$148
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $13

Break-even live

Break-even rent $1,482

Max offer price $162,000

Occupancy floor 94%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	0.11mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	0.22mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	0.22mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	21d	1	0.42mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	13d	1	0.51mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	0.54mi
9201 SW 108th Pl Ocala, FL	2.0	2.0	1170	$1,475	$1.26	21d	15	0.60mi
10081 SW 97th Ct Ocala, FL	2.0	1.0	992	$1,200	$1.21	13d	1	0.64mi
9760 SW 101st Ln Ocala, FL	2.0	2.0	1360	$1,500	$1.10	21d	1	0.65mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.72mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	21d	1	0.73mi
10405 SW 99th Ave Ocala, FL	2.0	2.0	1040	$1,450	$1.39	21d	1	0.74mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.74mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	13d	1	0.77mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	21d	1	0.84mi
10155 SW 100th Ave Ocala, FL	2.0	2.0	1040	$1,700	$1.63	21d	1	0.87mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	21d	1	0.88mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	21d	1	0.90mi
8669 SW 108th Ln Ocala, FL	2.0	1.0	1152	$1,250	$1.09	21d	1	0.91mi
8942 SW 109th Ln Ocala, FL	2.0	2.0	960	$1,450	$1.51	21d	1	0.92mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.92mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	13d	1	1.18mi
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	21d	1	1.23mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	1.41mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	1.44mi

HOA detail

• Monthly dues: $148 · $1,776/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-18
   days on market $162,000 Active 30 DOM
2. 2026-06-17
   days on market $162,000 Active 29 DOM
3. 2026-06-16
   days on market $162,000 Active 28 DOM
4. 2026-06-15
   days on market $162,000 Active 27 DOM
5. 2026-06-14
   days on market $162,000 Active 25 DOM
6. 2026-06-13
   pricedays on market $162,000 Active 24 DOM
7. 2026-06-10
   days on market $165,000 Active 22 DOM
8. 2026-06-09
   days on market $165,000 Active 21 DOM
9. 2026-06-08
   days on market $165,000 Active 20 DOM
10. 2026-06-07
    days on market $165,000 Active 19 DOM
11. 2026-06-03
    days on market $165,000 Active 15 DOM
12. 2026-06-02
    days on market $165,000 Active 14 DOM
13. 2026-06-01
    days on market $165,000 Active 13 DOM
14. 2026-05-31
    days on market $165,000 Active 12 DOM
15. 2026-05-30
    days on market $165,000 Active 11 DOM
16. 2026-05-19
    listed $165,000 Active
17. 2021-10-25
    soldstatus $144,100 Closed 744-char remark

    Show marketing remark (744 chars)

    Pardon our mess. . we are moving . .. What a find! NEW ROOF COMING SOON!!!!Kitchen has NEW kitchen cabinets, counter tops, newer appliances. Most windows have been replaced. A 2 bedroom 2 bath with a bonus room that could be a 3rd bedroom in popular Pine Run. Home has a large living room AND family room, plenty of space if you need it. Septic has been recently pumped, . Laminate floors in the living spaces. In the baths , higher toilets, the master shower has been replaced, both vanityies sport new Corian tops. Newer hot water heater. . Hurricane shutters for the windows. Termite Bond . A/C has been well maintained. There is a screened porch to enjoy the Florida Days as well as a Laundry room big enough to double as a small workshop.

18. 2021-10-22
    soldstatus $144,100
19. 2021-09-20
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Pardon our mess. . we are moving . .. What a find! NEW ROOF COMING SOON!!!!Kitchen has NEW kitchen cabinets, counter tops, newer appliances. Most windows have been replaced. A 2 bedroom 2 bath with a bonus room that could be a 3rd bedroom in popular Pine Run. Home has a large living room AND family room, plenty of space if you need it. Septic has been recently pumped, . Laminate floors in the living spaces. In the baths , higher toilets, the master shower has been replaced, both vanityies sport new Corian tops. Newer hot water heater. . Hurricane shutters for the windows. Termite Bond . A/C has been well maintained. There is a screened porch to enjoy the Florida Days as well as a Laundry room big enough to double as a small workshop.

20. 2021-09-07
    status Active 744-char remark

    Show marketing remark (744 chars)

    Pardon our mess. . we are moving . .. What a find! NEW ROOF COMING SOON!!!!Kitchen has NEW kitchen cabinets, counter tops, newer appliances. Most windows have been replaced. A 2 bedroom 2 bath with a bonus room that could be a 3rd bedroom in popular Pine Run. Home has a large living room AND family room, plenty of space if you need it. Septic has been recently pumped, . Laminate floors in the living spaces. In the baths , higher toilets, the master shower has been replaced, both vanityies sport new Corian tops. Newer hot water heater. . Hurricane shutters for the windows. Termite Bond . A/C has been well maintained. There is a screened porch to enjoy the Florida Days as well as a Laundry room big enough to double as a small workshop.

21. 2021-08-10
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Pardon our mess. . we are moving . .. What a find! NEW ROOF COMING SOON!!!!Kitchen has NEW kitchen cabinets, counter tops, newer appliances. Most windows have been replaced. A 2 bedroom 2 bath with a bonus room that could be a 3rd bedroom in popular Pine Run. Home has a large living room AND family room, plenty of space if you need it. Septic has been recently pumped, . Laminate floors in the living spaces. In the baths , higher toilets, the master shower has been replaced, both vanityies sport new Corian tops. Newer hot water heater. . Hurricane shutters for the windows. Termite Bond . A/C has been well maintained. There is a screened porch to enjoy the Florida Days as well as a Laundry room big enough to double as a small workshop.

22. 2021-07-14
    listed $139,500 Active 744-char remark

    Show marketing remark (744 chars)

    Pardon our mess. . we are moving . .. What a find! NEW ROOF COMING SOON!!!!Kitchen has NEW kitchen cabinets, counter tops, newer appliances. Most windows have been replaced. A 2 bedroom 2 bath with a bonus room that could be a 3rd bedroom in popular Pine Run. Home has a large living room AND family room, plenty of space if you need it. Septic has been recently pumped, . Laminate floors in the living spaces. In the baths , higher toilets, the master shower has been replaced, both vanityies sport new Corian tops. Newer hot water heater. . Hurricane shutters for the windows. Termite Bond . A/C has been well maintained. There is a screened porch to enjoy the Florida Days as well as a Laundry room big enough to double as a small workshop.

23. 1985-08-01
    soldstatus $49,150

ⓘ 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: $1,266 · $105/mo
• Projected year-2 tax: $1,345 · $112/mo
• Expected delta: +$79/yr (+$7/mo · 6.2%)

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

Taxation est. · year 1

• Rental income: $17,979
• − Mortgage interest: −$9,075
• − Property taxes: −$1,266
• − Insurance: −$810
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − HOA: −$1,776
• − Depreciation: −$4,713
• Taxable loss: −$2,537
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $765/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

• 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

+235.7% since first listed

8 events — show timeline

• 2026-05-19 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-25 Sold (MLS) $144,100 Stellar MLS as Distributed by MLS Grid
• 2021-10-22 Sold (Public Records) $144,100 Public Records
• 2021-09-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-08-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-14 Listed $139,500 Stellar MLS as Distributed by MLS Grid
• 1985-08-01 Sold (Public Records) $49,150 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,266 · +22.8% YoY. Source: county tax records.