2083 NW 57th Ct · Ocala, FL 34482

$172,000

2 bd · 2.0 ba · 1,731 sqft · SingleFamily public records · 149 Days on market

Built 2003 8,712 sqft lot Est $275k · 38% under $285/mo HOA · 14% 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 +19.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * AGENTS - PLEASE VIEW REALTOR REMARKS IN THE MLS. * * * * Welcome to your next chapter in effortless Florida living. This beautifully maintained 2-bedroom, 2-bath single-family home is the perfect blend of charm, comfort, and modern convenience all set within a gated community that offers a resort-style experience right outside your door. Spanning 1,731 square feet, every inch of this home has been designed with purpose, ease, and style in mind. As you approach, the curb appeal makes an instant impression. A tidy, low-maintenance yard framed by clean architectural lines gives way to a welcoming entry and attached two-car garage. Step inside, and you're greeted by the warmt

Key facts

• Gated community
• Open floor plan
• Low maintenance yard

Tags

• GATED COMMUNITY
• LOW MAINTENANCE YARD
• WOOD FLOORS
• OPEN FLOOR PLAN
• FULLY EQUIPPED KITCHEN
• FLORIDA ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $172k.

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 $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.2% in Ocala — 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 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• 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: College Park Elementary School (math 46% / reading 37%, grade F, #1,437 of 2,144 statewide, top 68%, 840 students, 78% 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 65% FRL track the district average.
• Market conditions: Rents rising fast (+11.1%/yr); 663 active listings in the ZIP; 23 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 38% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $87k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.20% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $275,229
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5391 NW 19th Pl	0.27mi	3/2.0 (+1)	1,715 (-1%)	12mo	$205,000	$120	71
5500 NW 23rd Pl	0.25mi	3/2.0 (+1)	1,837 (+6%)	4mo	$245,000	$133	70
5306 NW 19th Pl	0.36mi	3/2.0 (+1)	1,719 (-1%)	9mo	$344,500	$200	69
5195 NW 21st Loop	0.31mi	3/2.0 (+1)	1,840 (+6%)	8mo	$299,000	$163	63
5942 NW 26th Ln	0.48mi	2/2.0	1,783 (+3%)	15mo	$295,000	$165	60
5535 NW 23rd Pl	0.26mi	3/2.0 (+1)	1,485 (-14%)	2mo	$280,000	$189	58
2570 NW 55th Avenue Rd	0.36mi	2/2.0	1,914 (+11%)	10mo	$297,500	$155	58
5160 NW 25th Loop	0.61mi	2/2.0	1,569 (-9%)	8mo	$237,500	$151	50
5520 NW 26th Ln	0.45mi	3/2.0 (+1)	1,526 (-12%)	8mo	$215,000	$141	47
2439 NW 55th Avenue Rd	0.29mi	3/2.0 (+1)	1,514 (-12%)	17mo	$240,000	$159	47
2218 NW 50th Ave	0.66mi	2/2.0	1,544 (-11%)	6mo	$230,000	$149	46
4487 NW 53rd Ave	0.53mi	3/2.5 (+1)	1,894 (+9%)	13mo	$467,990	$247	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,978
• Equity at exit: $25,646

10-year hold

• IRR: 13.1%
• Equity multiple: 2.32×
• Total profit: $63,554
• Equity at exit: $14,871

Cash invested: $48,160 (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 34482

• Rents YoY: 11.1%
• Active inventory: 663
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$902
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$72
• HOA: −$285
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $200

Break-even live

Break-even rent $1,819

Max offer price $172,000

Occupancy floor 85%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	13d	1	0.33mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	21d	1	0.33mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	21d	1	0.45mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	21d	1	0.60mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	0.64mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	21d	1	0.64mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	0.64mi
5811 NW 10th St Unit 5811 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	0.75mi
1017 NW 57th Ct Unit 1019 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	0.76mi
985 NW 57th Ct Unit 987 Ocala, FL	3.0	2.0	1162	$1,697	$1.46	21d	1	0.78mi
985 NW 57th Ct Unit 985 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	0.78mi
933 NW 57th Ct Unit 935 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	0.82mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$1,785	$1.53	21d	1	0.85mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	21d	1	1.02mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	21d	1	1.02mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	13d	1	1.03mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	21d	1	1.04mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	21d	1	1.08mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	21d	1	1.14mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	21d	1	1.17mi
4530 NW 14th Loop Ocala, FL	3.0	2.5	1966	$2,250	$1.14	13d	1	1.19mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	13d	1	1.20mi
311 NW 60th Ave Ocala, FL	3.0	2.0	1462	$1,900	$1.30	21d	1	1.30mi

HOA detail

• Monthly dues: $285 · $3,420/yr
• Likely covers: security

Listing history 14 events

1. 2026-04-24
   status Pending
2. 2026-03-27
   price $172,000
3. 2026-01-20
   price $247,000
4. 2025-11-26
   listed $259,000 Active
5. 2025-08-31
   historical
6. 2025-04-29
   price $286,900
7. 2025-03-13
   listed $291,500 Active
8. 2025-01-16
   historical
9. 2024-09-11
   price $294,900
10. 2024-07-16
    listed $305,000 Active
11. 2014-07-31
    soldstatus $130,000
12. 2014-03-15
    listed $139,000
13. 2014-01-21
    historical
14. 2013-08-23
    listed $154,000

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,136 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 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: $24,866
• − Mortgage interest: −$9,635
• − Property taxes: −$2,136
• − Insurance: −$860
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$3,420
• − Depreciation: −$5,004
• Taxable loss: −$167
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $2,444/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 — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

+11.7% since first listed

14 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $172,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $247,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-29 Price Changed $286,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Listed $291,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-11 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-16 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2014-07-31 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-15 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2014-01-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-08-23 Listed $154,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $2,136 · +12.8% YoY. Source: county tax records.