7284 SW 209th Ave · Rainbow Springs, FL 34431

$248,900

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 3 Days on market

Built 2026 Good condition 0.86 ac lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Beautiful new 3-bedroom 2-bathroom 2 car garage Home Block and Stucco finish. Many upgrades including stone countertops, Porcelain Tile Flooring throughout, ceiling fans, soft close cabinetry, Stainless steel appliance package includes: Refrigerator, Range, Dishwasher and Microwave. Versatile kitchen island. The primary bathroom offers a double sink vanity, Walk-in closet, Walk-in shower and tub. No Homeowner’s Association, No Deed Restrictions. Sod included. Conveniently located. If you are ready to move…This is the one

Key facts

• Stone countertops
• Soft close cabinetry
• Ceiling fans

Tags

• STONE COUNTERTOPS
• PORCELAIN TILE FLOORING
• CEILING FANS
• SOFT CLOSE CABINETRY
• VERSATILE KITCHEN ISLAND
• DOUBLE SINK VANITY

Property features AI

Finance

• Other: Lot approximately 0.86 acres (approx. 100 x 374); Under R1 zoning; Builder-provided living area ~1,380 sq ft; total building area ~1,866 sq ft; Unfurnished; Permit and builder license on file

Exterior

• Parking: Attached 2-car garage (approx. 20 x 22) with driveway
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residence; One story; New construction (projected completion July 30, 2026); Faces east
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Brooks Construction (model JC3)
• Exterior features: Patio; Sliding doors; Cleared lot; Paved public-maintained road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Split bedroom layout; Stone countertops; Thermostat; Walk-in closets
• Laundry & utility: Indoor laundry

🏗️ New construction. The $248,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,680.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $249k).
• Cap rate 7.2% vs local median 3.7% in Rainbow Springs — 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: 553 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $2,498/mo this rent would consume 53% of the median local household income ($57k/yr) (locally 72% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $248,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $256,680
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6587 SW 209th Ave	0.57mi	3/2.0	1,380 (0%)	5mo	$262,775	$190	69
7258 SW 209th Ave	0.00mi	3/2.0	1,232 (-11%)	18mo	$233,000	$189	67
20352 SW 75th St	0.62mi	3/2.0	1,380 (0%)	6mo	$248,900	$180	66
6178 SW 207th Ct	0.73mi	3/2.0	1,380 (0%)	12mo	$248,900	$180	56
20852 SW 70th St	0.23mi	3/2.0	1,232 (-11%)	22mo	$229,000	$186	53
7299 SW 202 Ct	0.75mi	3/2.0	1,468 (+6%)	12mo	$296,000	$202	45
6525 SW 207th Ct	0.59mi	3/2.0	1,232 (-11%)	19mo	$229,000	$186	39
20224 SW 75th St	0.70mi	3/2.0	1,232 (-11%)	23mo	$227,000	$184	30

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-28,829
• Equity at exit: $38,272

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-8,564
• Equity at exit: $22,193

Cash invested: $71,870 (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 34431

• Home prices YoY: -3.2%
• Active inventory: 553
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,346
• Tax est. 1.5%: −$321 /mo · $3,850/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $200

Break-even live

Break-even rent $2,245

Max offer price $256,680

Occupancy floor 87%

Sensitivity live

Price	-10% $377	-5% $289	+0% $200	+5% $111	+10% $22
Rent	-10% $2	-5% $101	+0% $200	+5% $298	+10% $397
Rate	-1.0pp $329	-0.5pp $265	base $200	+0.5pp $133	+1.0pp $66

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: $64,170
• Closing costs: $7,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6920 SW 209th Ave Dunnellon, FL	4.0	2.0	1618	$3,500	$2.16	21d	1	0.34mi
8503 SW 203rd Ct Dunnellon, FL	3.0	2.0	1845	$1,395	$0.76	14d	1	1.18mi

Listing history 4 events

1. 2026-06-01
   status $248,900 Pending 3 DOM
2. 2026-05-31
   days on market $248,900 Active 3 DOM
3. 2026-05-30
   days on market $248,900 Active 2 DOM
4. 2026-05-28
   listed $248,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,980
• − Mortgage interest: −$14,378
• − Property taxes: −$3,850
• − Insurance: −$1,283
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$7,467
• Taxable loss: −$1,796
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $2,829/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This new construction home is move-in ready with a good condition score and minimal repairs needed. The addition of landscaping and sod will significantly enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping and sod installation — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior and interior walls — Fresh paint improves curb appeal and interior aesthetics.
• Both Landscaping and sod installation — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and sod installation — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior walls — Fresh paint improves curb appeal and interior aesthetics. ↑
• Both Landscaping and sod installation — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Rainbow Springs

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

Census & demographics

• County: Marion County · 315,796 people
• Metro: Ocala, FL
• Population (ZIP): 9,785
• Household income: $56,534
• Rent vs Own: 8.9% rent · 91.1% own
• Severe rent burden: 72.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 1%
• Common ancestry: Lithuanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Vietnamese 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: ▼ -11.42%
• Current HPI: 343.1464
• 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

1 event — show timeline

• 2026-05-28 Listed $248,900 Stellar MLS as Distributed by MLS Grid