8575 SW 90th Ln Unit B · On Top of the World, FL 34481

$129,000

2 bd · 2.0 ba · 1,530 sqft · Condo public records · 67 Days on market

Built 1990 $84/sqft · 38% below area Est $208k · 38% under $493/mo HOA · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +8.0/10.0
• DSCR +4.3/10.0
• 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

This well-maintained Birmingham model villa features 2 bedrooms, 2 bathrooms, and a 1.5-car garage, making it perfect for embracing the vibrant Florida lifestyle. Important updates include a roof replaced in 2022 and a newer A/C system installed in 2016, offering peace of mind for years to come. Located in the highly sought-after On Top of the World, Ocala?s premier gated 55+ community, this home provides affordable living along with an exceptional array of resort-style amenities. A charming covered front porch welcomes you into a bright and inviting living and dining area, enhanced by a warm color palette and luxury vinyl plank (LVP) flooring throughout the entire home. The kitchen is bright and functional, offering ample cabinet storage and generous counter space perfect for everyday living or entertaining. The owner's suite serves as a comfortable retreat, featuring a large walk-in closet and a private en-suite bathroom. An enclosed lanai adds valuable versatile space, ideal for relaxing, hosting guests, or simply enjoying Florida's year-round sunshine. The 30-foot extra-long garage provides plenty of room for both your vehicle and golf cart, an essential convenience in this golf-cart-friendly community. Residents of On Top of the World enjoy an incredible lifestyle with amenities that include three golf courses, indoor and outdoor swimming pools, recreation centers, clubs, concerts, dedicated RV parking, and Veterans Park. The community also offers golf-cart access to nearby shopping centers and Shalom Park. Ideally located just off Highway 200, the home is close to shopping, dining, banking, and medical facilities, and only 10 miles south of the renowned World Equestrian Center. Whether you prefer an active lifestyle filled with activities and social events or peaceful relaxation, this home offers the perfect opportunity to enjoy the best of Ocala living.

Key facts

• Covered front porch
• Newer a/c system
• Large walk-in closet

Tags

• ROOF REPLACED
• NEWER A/C SYSTEM
• COVERED FRONT PORCH
• LUXURY VINYL PLANK FLOORING
• AMPLE CABINET STORAGE
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $23 ($279/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 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: 1151 active listings in the ZIP; 31 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 35% 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 $892 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 67 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $129k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 6.4

CMA / ARV

• ARV (median comp): $207,670
• List price: $129,000
• Delta: -37.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-19,142
• Equity at exit: $19,234

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-13,625
• Equity at exit: $11,154

Cash invested: $36,120 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$676
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$54
• HOA: −$493
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $23

Break-even live

Break-even rent $1,651

Max offer price $129,000

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	0.17mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	0.18mi
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	21d	1	0.25mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	21d	1	0.36mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	21d	1	0.39mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.45mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	14d	1	0.51mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	14d	1	0.58mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	14d	1	0.63mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.66mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.70mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	21d	1	0.70mi
8714 SW 83rd Loop Ocala, FL	2.0	2.0	1658	$1,900	$1.15	14d	1	0.76mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	14d	1	0.87mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	21d	1	0.88mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	14d	1	0.91mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	21d	1	1.19mi
9013 SW 79th Ln Ocala, FL	2.0	2.0	2118	$2,500	$1.18	21d	1	1.19mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	1.19mi
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	21d	1	1.23mi
9746 SW 89th Loop Ocala, FL	2.0	2.0	1660	$1,950	$1.17	21d	1	1.24mi
7978 SW 90th Ter Ocala, FL	2.0	2.0	1226	$1,875	$1.53	14d	1	1.26mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	14d	1	1.26mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	21d	1	1.26mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	21d	1	1.32mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	21d	1	1.34mi
9791 SW 96th St Ocala, FL	2.0	2.0	1906	$1,800	$0.94	21d	1	1.35mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	21d	1	1.36mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	1.36mi
9119 SW 99th Court Rd Ocala, FL	2.0	2.0	1504	$1,900	$1.26	21d	1	1.39mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	1.42mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-19
   status Pending 1892-char remark

   Show marketing remark (1892 chars)

   This well-maintained Birmingham model villa features 2 bedrooms, 2 bathrooms, and a 1.5-car garage, making it perfect for embracing the vibrant Florida lifestyle. Important updates include a roof replaced in 2022 and a newer A/C system installed in 2016, offering peace of mind for years to come. Located in the highly sought-after On Top of the World, Ocala?s premier gated 55+ community, this home provides affordable living along with an exceptional array of resort-style amenities. A charming covered front porch welcomes you into a bright and inviting living and dining area, enhanced by a warm color palette and luxury vinyl plank (LVP) flooring throughout the entire home. The kitchen is bright and functional, offering ample cabinet storage and generous counter space perfect for everyday living or entertaining. The owner's suite serves as a comfortable retreat, featuring a large walk-in closet and a private en-suite bathroom. An enclosed lanai adds valuable versatile space, ideal for relaxing, hosting guests, or simply enjoying Florida's year-round sunshine. The 30-foot extra-long garage provides plenty of room for both your vehicle and golf cart, an essential convenience in this golf-cart-friendly community. Residents of On Top of the World enjoy an incredible lifestyle with amenities that include three golf courses, indoor and outdoor swimming pools, recreation centers, clubs, concerts, dedicated RV parking, and Veterans Park. The community also offers golf-cart access to nearby shopping centers and Shalom Park. Ideally located just off Highway 200, the home is close to shopping, dining, banking, and medical facilities, and only 10 miles south of the renowned World Equestrian Center. Whether you prefer an active lifestyle filled with activities and social events or peaceful relaxation, this home offers the perfect opportunity to enjoy the best of Ocala living.

2. 2026-05-01
   price $129,000 1892-char remark

   Show marketing remark (1892 chars)

   This well-maintained Birmingham model villa features 2 bedrooms, 2 bathrooms, and a 1.5-car garage, making it perfect for embracing the vibrant Florida lifestyle. Important updates include a roof replaced in 2022 and a newer A/C system installed in 2016, offering peace of mind for years to come. Located in the highly sought-after On Top of the World, Ocala?s premier gated 55+ community, this home provides affordable living along with an exceptional array of resort-style amenities. A charming covered front porch welcomes you into a bright and inviting living and dining area, enhanced by a warm color palette and luxury vinyl plank (LVP) flooring throughout the entire home. The kitchen is bright and functional, offering ample cabinet storage and generous counter space perfect for everyday living or entertaining. The owner's suite serves as a comfortable retreat, featuring a large walk-in closet and a private en-suite bathroom. An enclosed lanai adds valuable versatile space, ideal for relaxing, hosting guests, or simply enjoying Florida's year-round sunshine. The 30-foot extra-long garage provides plenty of room for both your vehicle and golf cart, an essential convenience in this golf-cart-friendly community. Residents of On Top of the World enjoy an incredible lifestyle with amenities that include three golf courses, indoor and outdoor swimming pools, recreation centers, clubs, concerts, dedicated RV parking, and Veterans Park. The community also offers golf-cart access to nearby shopping centers and Shalom Park. Ideally located just off Highway 200, the home is close to shopping, dining, banking, and medical facilities, and only 10 miles south of the renowned World Equestrian Center. Whether you prefer an active lifestyle filled with activities and social events or peaceful relaxation, this home offers the perfect opportunity to enjoy the best of Ocala living.

3. 2026-03-13
   listed $139,900 Active 1892-char remark

   Show marketing remark (1892 chars)

   This well-maintained Birmingham model villa features 2 bedrooms, 2 bathrooms, and a 1.5-car garage, making it perfect for embracing the vibrant Florida lifestyle. Important updates include a roof replaced in 2022 and a newer A/C system installed in 2016, offering peace of mind for years to come. Located in the highly sought-after On Top of the World, Ocala?s premier gated 55+ community, this home provides affordable living along with an exceptional array of resort-style amenities. A charming covered front porch welcomes you into a bright and inviting living and dining area, enhanced by a warm color palette and luxury vinyl plank (LVP) flooring throughout the entire home. The kitchen is bright and functional, offering ample cabinet storage and generous counter space perfect for everyday living or entertaining. The owner's suite serves as a comfortable retreat, featuring a large walk-in closet and a private en-suite bathroom. An enclosed lanai adds valuable versatile space, ideal for relaxing, hosting guests, or simply enjoying Florida's year-round sunshine. The 30-foot extra-long garage provides plenty of room for both your vehicle and golf cart, an essential convenience in this golf-cart-friendly community. Residents of On Top of the World enjoy an incredible lifestyle with amenities that include three golf courses, indoor and outdoor swimming pools, recreation centers, clubs, concerts, dedicated RV parking, and Veterans Park. The community also offers golf-cart access to nearby shopping centers and Shalom Park. Ideally located just off Highway 200, the home is close to shopping, dining, banking, and medical facilities, and only 10 miles south of the renowned World Equestrian Center. Whether you prefer an active lifestyle filled with activities and social events or peaceful relaxation, this home offers the perfect opportunity to enjoy the best of Ocala living.

4. 2026-03-06
   historical
5. 2026-02-14
   price $149,500
6. 2026-01-08
   price $185,000
7. 2025-12-09
   price $207,500
8. 2025-11-17
   listed $209,750 Active
9. 2017-06-05
   soldstatus $52,000
10. 2017-06-01
    soldstatus $52,000
11. 2017-04-28
    listed $55,900
12. 1992-12-01
    soldstatus $72,900
13. 1990-03-01
    soldstatus $66,200

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$94/yr (+$8/mo · 9.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,171
• − Mortgage interest: −$7,226
• − Property taxes: −$977
• − Insurance: −$645
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$5,916
• − Depreciation: −$3,753
• Taxable loss: −$1,573
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $657/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

+94.9% since first listed

13 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $149,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Price Changed $207,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Listed $209,750 Stellar MLS as Distributed by MLS Grid
• 2017-06-05 Sold (Public Records) $52,000 Public Records
• 2017-06-01 Sold (MLS) $52,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-28 Listed $55,900 Stellar MLS as Distributed by MLS Grid
• 1992-12-01 Sold (Public Records) $72,900 Public Records
• 1990-03-01 Sold (Public Records) $66,200 Public Records

Property tax history

+6.0%/yr

Latest (2025): $977 · +29.0% YoY. Source: county tax records.