9840 SW 63 Ct · Liberty Triangle, FL 34476

$179,900

2 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 47 Days on market

Built 2001 8,925 sqft lot $136/sqft · 16% below area Est $214k · 16% under $185/mo HOA · 11% of rent

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Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +14.7/15.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention all “Home Buyers” looking for a house deal that will allow you to customize this BLUEJAY model home featuring 2 BR 2 BA, open floorplan, inside Laundry room (Washer/Dryer Included), enclosed Fla. Room (Tiled floors) and a Kitchen with plenty of cabinets, prep areas and a window ledge above the sink. The primary bedroom includes a roomy walk in closet and has it’s very own pocket door entry into the private bath featuring enclosed tiled shower, vanity with extra counter space and new high top commode. There is a guest bedroom with another walk in closet and a guest bathroom close in proximity to each other down the hall next to the laundry room that includes the access door to the two car garage. The landscaped backyard is fenced along with a open patio for the grill. Folks, don’t pass up this ideal home just for you for the seller is motivated to negotiate a deal. Roof repl. 2019, Water Heater repl. 2018, AC rep. l in 2011 and there is a Siemens Electrical Panel. The Developer still manages the community along with the area maintenance. They charge a fee of $185.34 every month along with that The Developer contracts for the residences a very good price for the Spectrum TV/CABLE, Spectrum WIFI Internet and Trash Removal every Friday for a monthly fee of $142.75. I hope you will make an appointment to tour this property and all that it includes and be sure to stop by the clubhouse too!

Key facts

• 8,925 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $76 ($912/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 $172k (4.3% below list).
• Recommended offer: $172k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.5% in Liberty Triangle — 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 C — 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; 15 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 ($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 47 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

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 $172,186 (4.3% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.96% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (median comp): $214,430
• List price: $179,900
• Delta: -16.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6070 SW 98th Loop	0.26mi	2/2.0	1,320 (0%)	12mo	$179,900	$136	78
5960 SW 98th Pl	0.38mi	2/2.0	1,357 (+3%)	2mo	$160,000	$118	76
9881 SW 59th Cir	0.28mi	2/2.0	1,299 (-2%)	19mo	$203,999	$157	68
10202 SW 61st Terrace Rd	0.52mi	2/2.0	1,292 (-2%)	18mo	$212,500	$164	57
10062 SW 62nd Terrace Rd	0.22mi	3/2.0 (+1)	1,414 (+7%)	21mo	$225,000	$159	55
5930 SW 103rd St	0.67mi	2/2.0	1,366 (+4%)	17mo	$220,000	$161	48
10151 SW 62nd Terrace Rd	0.34mi	3/2.0 (+1)	1,469 (+11%)	19mo	$237,000	$161	45
5920 SW 102nd St	0.60mi	3/2.0 (+1)	1,495 (+13%)	2mo	$235,000	$157	43
10314 SW 63rd Ave	0.48mi	3/2.0 (+1)	1,491 (+13%)	22mo	$227,819	$153	33

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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-29,306
• Equity at exit: $26,824

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-38,579
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$943
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$75
• HOA: −$185
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $76

Break-even live

Break-even rent $1,626

Max offer price $179,900

Occupancy floor 91%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	13d	1	0.33mi
9853 SW 59th Cir Ocala, FL	2.0	1.0	935	$1,500	$1.60	13d	1	0.42mi
10312 SW 61st Terrace Rd Ocala, FL	2.0	2.0	1008	$1,650	$1.64	21d	1	0.56mi
9198 SW 62nd Terrace Rd Ocala, FL	3.0	2.0	1710	$1,850	$1.08	13d	1	0.68mi
6243 SW 90th St Ocala, FL	2.0	2.0	1700	$1,750	$1.03	21d	1	0.84mi
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	21d	1	0.86mi
7195 SW 92nd St Ocala, FL	3.0	2.5	1220	$1,750	$1.43	21d	1	0.91mi
6345 SW 115th Street Rd Ocala, FL	2.0	2.0	1008	$1,400	$1.39	21d	1	1.22mi
10417 SW 52nd Ct Ocala, FL	3.0	2.0	1577	$1,995	$1.27	13d	1	1.25mi
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	21d	1	1.32mi
6644 SW 84th St Ocala, FL	3.0	2.0	1485	$950	$0.64	21d	1	1.44mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	21d	1	1.44mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	13d	1	1.44mi
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$1,975	$1.51	13d	27	1.45mi
7177 SW 92nd St Ocala, FL	3.0	2.5	1410	$1,850	$1.31	21d	1	1.47mi

HOA detail

• Monthly dues: $185 · $2,220/yr
• Likely covers: watertrashelectricinternetcable

Listing history 1 events

1. 2026-04-05
   listed $179,900 Active 1440-char remark

   Show marketing remark (1440 chars)

   Attention all “Home Buyers” looking for a house deal that will allow you to customize this BLUEJAY model home featuring 2 BR 2 BA, open floorplan, inside Laundry room (Washer/Dryer Included), enclosed Fla. Room (Tiled floors) and a Kitchen with plenty of cabinets, prep areas and a window ledge above the sink. The primary bedroom includes a roomy walk in closet and has it’s very own pocket door entry into the private bath featuring enclosed tiled shower, vanity with extra counter space and new high top commode. There is a guest bedroom with another walk in closet and a guest bathroom close in proximity to each other down the hall next to the laundry room that includes the access door to the two car garage. The landscaped backyard is fenced along with a open patio for the grill. Folks, don’t pass up this ideal home just for you for the seller is motivated to negotiate a deal. Roof repl. 2019, Water Heater repl. 2018, AC rep. l in 2011 and there is a Siemens Electrical Panel. The Developer still manages the community along with the area maintenance. They charge a fee of $185.34 every month along with that The Developer contracts for the residences a very good price for the Spectrum TV/CABLE, Spectrum WIFI Internet and Trash Removal every Friday for a monthly fee of $142.75. I hope you will make an appointment to tour this property and all that it includes and be sure to stop by the clubhouse too!

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$522/yr (+$44/mo · 53.8%)

ⓘ 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 ≥108°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: $20,662
• − Mortgage interest: −$10,077
• − Property taxes: −$971
• − Insurance: −$900
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − HOA: −$2,220
• − Depreciation: −$5,233
• Taxable loss: −$2,044
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,403/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

1 event — show timeline

• 2026-04-05 Listed $179,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $971 · +29.2% YoY. Source: county tax records.