13164 SW 71st Ct · Marion Oaks, FL 34473

$269,000

4 bd · 2.0 ba · 1,637 sqft · SingleFamily public records · 61 Days on market

Built 2025 0.26 ac lot Est $288k · 7% under

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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 +14.8/30.0
• ARV discount +10.5/15.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER IS OFFERING $4,000 CREDIT TOWARDS BUYER’S CLOSING COST. Not all homes in Marion Oaks are created equal… and this one truly stands out. This beautifully designed, like-new home offers the modern finishes buyers are looking for, starting with high ceilings and luxury vinyl plank flooring throughout the entire home with no carpet. The kitchen is a showstopper, featuring 42” shaker cabinets, quartz countertops with a matching backsplash, and stainless steel appliances. The open concept layout is filled with natural light, creating a bright and inviting space that’s perfect for both everyday living and entertaining. Step outside to a large backyard with plenty of

Key facts

• Quartz countertops
• 42 shaker cabinets
• High ceilings

Tags

• HIGH CEILINGS
• LUXURY VINYL PLANK FLOORING
• 42 SHAKER CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT LAYOUT

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: R1
• HOA & community: No HOA indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic sewer; Electricity connected
• Home design: Single-family residence; One story; Faces northeast
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.26-acre lot
• Exterior features: Irrigation equipment; Asphalt road access; No waterfront or water access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Thermostat; Walk-in closets
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $76 ($909/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 $211k (21.4% below list).
• Recommended offer: $211k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% in Marion Oaks — 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.
• Zoned schools: Marion Oaks Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 939 students, 65% FRL); Horizon Academy At Marion Oaks (math 37% / reading 36%, grade F, #405 of 571 statewide, top 72%, 1,067 students, 68% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 1376 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($72k/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 $2k of loan paydown is wiped out by about $8k 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 61 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $10k; list at $269k implies a 2645% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,319 (21.4% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $288,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13162 SW 70th Ct	0.06mi	3/2.0 (-1)	1,599 (-2%)	8mo	$300,000	$188	82
7091 SW 133rd Ln	0.14mi	4/2.0	1,787 (+9%)	2mo	$290,000	$162	76
13212 SW 70th Ct	0.07mi	3/2.0 (-1)	1,756 (+7%)	6mo	$206,250	$117	74
7027 SW 128 S	0.44mi	3/2.0 (-1)	1,655 (+1%)	8mo	$315,000	$190	66
7478 SW 130th Ln	0.35mi	4/2.0	1,606 (-2%)	19mo	$325,000	$202	64
13314 SW 78 Cir #121	0.39mi	4/2.0	1,833 (+12%)	1mo	$300,000	$164	61
701 Marion Oaks Trl	0.32mi	4/2.0	1,774 (+8%)	13mo	$298,000	$168	60
697 Marion Oaks Ln	0.30mi	4/2.0	1,873 (+14%)	5mo	$329,900	$176	58
6603 SW 129th St	0.61mi	4/2.0	1,774 (+8%)	4mo	$280,000	$158	54
7115 SW 128th St	0.41mi	4/2.0	1,787 (+9%)	18mo	$335,000	$187	50
13145 SW 78th Cir	0.70mi	3/2.0 (-1)	1,525 (-7%)	2mo	$275,000	$180	49
13130 SW 78th Cir	0.72mi	4/2.0	1,806 (+10%)	11mo	$255,000	$141	40

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-45,090
• Equity at exit: $40,109

10-year hold

• IRR: -15.3%
• Equity multiple: 0.24×
• Total profit: $-57,518
• Equity at exit: $23,258

Cash invested: $75,320 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1376
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $76

Break-even live

Break-even rent $2,017

Max offer price $269,000

Occupancy floor 91%

Sensitivity live

Price	-10% $228	-5% $152	+0% $76	+5% $0	+10% $-77
Rent	-10% $-91	-5% $-8	+0% $76	+5% $159	+10% $243
Rate	-1.0pp $211	-0.5pp $144	base $76	+0.5pp $6	+1.0pp $-65

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13101 SW 72nd Terrace Rd Ocala, FL	4.0	3.0	2088	$2,250	$1.08	15d	1	0.11mi
7146 SW 134th St Ocala, FL	3.0	2.0	1733	$1,600	$0.92	23d	1	0.24mi
6872 SW 132nd Pl Ocala, FL	4.0	2.0	1774	$2,200	$1.24	23d	1	0.25mi
7060 SW 131st Loop Ocala, FL	4.0	2.0	1787	$1,899	$1.06	15d	1	0.26mi
7052 SW 131st Loop Ocala, FL	3.0	2.0	1718	$1,550	$0.90	23d	1	0.27mi
6872 SW 132nd St Ocala, FL	4.0	2.0	1774	$2,200	$1.24	23d	1	0.28mi
13205 SW 65th Cir Ocala, FL	4.0	3.0	1802	$2,200	$1.22	15d	1	0.36mi
6732 SW 132nd St Ocala, FL	4.0	2.0	1774	$1,950	$1.10	15d	1	0.39mi
7011 SW 136th Ln Ocala, FL	3.0	2.0	1670	$2,300	$1.38	15d	1	0.48mi
6555 SW 129th Loop Ocala, FL	3.0	2.0	1357	$1,675	$1.23	15d	1	0.52mi
13215 SW 77th Ave Ocala, FL	3.0	2.0	1315	$1,800	$1.37	15d	1	0.57mi
13153 SW 65th Cir Ocala, FL	4.0	2.0	1696	$1,950	$1.15	23d	1	0.58mi
13915 SW 64th Terrace Rd Unit 1 Ocala, FL	3.0	2.0	1124	$1,524	$1.36	15d	1	0.72mi
13130 SW 78th Cir Ocala, FL	4.0	2.0	1816	$1,900	$1.05	15d	1	0.74mi
7883 SW 138th Street Rd Ocala, FL	4.0	3.0	1865	$2,125	$1.14	23d	1	0.94mi
8070 SW 131st Ln Ocala, FL	3.0	2.0	1642	$2,400	$1.46	15d	1	0.97mi
12816 SW 61st Ave Ocala, FL	4.0	2.0	2134	$2,100	$0.98	15d	1	1.07mi
13664 SW 61st Ct Unit 1 Ocala, FL	3.0	2.0	1187	$1,500	$1.26	23d	1	1.09mi
769 Marion Oaks Pass Ocala, FL	4.0	2.0	1696	$1,950	$1.15	15d	1	1.10mi
13616 SW 61st Cir Ocala, FL	3.0	2.0	1313	$1,595	$1.21	23d	1	1.13mi
820 Marion Oaks Mnr Ocala, FL	4.0	2.0	1747	$1,995	$1.14	23d	1	1.18mi
13033 SW 82nd Avenue Rd Ocala, FL	3.0	2.0	1413	$1,895	$1.34	15d	1	1.23mi
8181 SW 128th Loop Ocala, FL	3.0	2.0	1402	$1,745	$1.24	15d	1	1.26mi
5844 SW 132nd Pl Ocala, FL	3.0	2.0	1328	$1,850	$1.39	15d	1	1.28mi
8341 SW 135th Loop Ocala, FL	3.0	2.0	1623	$1,600	$0.99	23d	1	1.31mi
13092 SW 84th Terrace Rd Ocala, FL	4.0	2.0	1800	$1,800	$1.00	23d	1	1.36mi
8427 SW 136th St Ocala, FL	3.0	2.0	1762	$2,095	$1.19	23d	1	1.37mi
5726 SW 129th Place Rd Ocala, FL	4.0	2.0	1787	$1,899	$1.06	23d	1	1.40mi
14576 SW 75th Cir Ocala, FL	3.0	2.0	1936	$1,945	$1.00	15d	1	1.44mi
12847 SW 84th Terrace Rd Ocala, FL	3.0	2.0	1393	$1,850	$1.33	23d	1	1.44mi
585 Marion Oaks Pass Ocala, FL	4.0	2.0	1924	$2,165	$1.13	15d	1	1.47mi
8398 SW 138th Pl Ocala, FL	3.0	2.0	1660	$1,900	$1.14	23d	1	1.48mi

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2026-05-06
   price $269,000
3. 2026-03-14
   listed $279,900 Active
4. 2025-06-27
   historical $1,950
5. 2025-06-18
   listed $1,950
6. 2004-11-15
   soldstatus $9,800

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$1,381/yr (+$115/mo · 162.3%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,358
• − Mortgage interest: −$15,068
• − Property taxes: −$851
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$7,825
• Taxable loss: −$3,789
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $1,818/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 — Marion Oaks

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+2644.9% since first listed

6 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Rental Removed $1,950 STELLARMLS
• 2025-06-18 Listed for Rent $1,950 STELLARMLS
• 2004-11-15 Sold (Public Records) $9,800 Public Records

Property tax history

+16.6%/yr

Latest (2025): $851 · +69.4% YoY. Source: county tax records.