3947 NW 46th Ter · Ocala, FL 34482

$250,000

2 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 146 Days on market

Built 2019 6,098 sqft lot $172/sqft · 8% below area Est $273k · 8% under $527/mo HOA · 22% of rent ↓ 22% since listing

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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).

• ARV discount +11.2/15.0
• Cash flow +6.7/30.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this thoughtfully designed 1,454 sq. ft. residence tucked away on a quiet cul-de-sac in the highly sought-after 55+ section of Ocala Preserve. From the moment you step inside, the smart, seamless floor plan shines--maximizing every square foot to create a home that feels open, efficient, and comfortably spacious. Tile flooring anchors the main living areas, while plush carpeting in the bedrooms and den adds warmth and everyday comfort. The expansive lanai stretches the full width of the home and overlooks a generous backyard framed by a privacy wall, offering the perfect backdrop for morning coffee, evening relaxation, or effortless entertaining. All appliances are included, and the home is offered partially furnished, making your move-in experience simple and stress-free. With no CDD fees, this property delivers outstanding value along with low ongoing costs. Beyond the home itself, residents enjoy a vibrant, resort-style lifestyle with access to championship golf, bocce ball, pickleball and tennis courts, a state-of-the-art fitness center, an on-site restaurant and spa, and a wide array of member-led clubs and activities. This is more than just a home it's an opportunity to enjoy comfort, connection, and an amenity-rich lifestyle in one of Ocala's most desirable active adult communities.

Key facts

• Championship golf
• No cdd fees
• Privacy wall

Tags

• CUL-DE-SAC
• EXPANSIVE LANAI
• GENEROUS BACKYARD
• PRIVACY WALL
• NO CDD FEES
• CHAMPIONSHIP GOLF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (4.8% below list).
• Recommended offer: $179k (28.5% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising fast (+11.1%/yr); 663 active listings in the ZIP; 30 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 43% 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 $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 146 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $178,639 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.92%
• DSCR: 0.69
• GRM: 8.8

CMA / ARV

• ARV (median comp): $272,693
• List price: $250,000
• Delta: -8.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4802 NW 39th Street Rd	0.26mi	2/2.0	1,565 (+8%)	1mo	$256,150	$164	75
4043 NW 44th Cir	0.15mi	2/2.0	1,614 (+11%)	3mo	$259,990	$161	73
4143 NW 44th Cir	0.23mi	2/2.0	1,614 (+11%)	22mo	$286,990	$178	53
3901 NW 49th Ct	0.37mi	2/2.0	1,666 (+15%)	20mo	$315,000	$189	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: -20.7%
• Equity multiple: 0.24×
• Total profit: $-53,284
• Equity at exit: $37,276

10-year hold

• IRR: -3.5%
• Equity multiple: 0.70×
• Total profit: $-20,749
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$342 /mo · $4,103/yr
• Insurance: −$104
• HOA: −$527
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-404

Break-even live

Break-even rent $2,891

Max offer price $178,639

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	21d	1	0.14mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	13d	1	0.15mi
4111 NW 44th Cir Ocala, FL	3.0	2.0	1505	$2,300	$1.53	13d	1	0.18mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.21mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$2,495	$1.50	21d	1	0.27mi
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	13d	1	0.38mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	13d	1	0.54mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	21d	1	0.65mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	21d	1	0.68mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	21d	1	0.78mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	13d	1	0.78mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	21d	1	0.80mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	21d	1	0.85mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	21d	1	0.85mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	21d	1	0.86mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$1,785	$1.53	21d	1	0.87mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	21d	1	0.89mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	21d	1	0.90mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	21d	1	0.94mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	21d	1	0.95mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.96mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	21d	1	0.96mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	13d	1	0.97mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	21d	1	0.99mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	21d	1	1.00mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	13d	1	1.02mi
5391 NW 55th Ct Ocala, FL	3.0	2.0	1332	$1,650	$1.24	21d	1	1.37mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	1.46mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	1.47mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	21d	1	1.47mi

HOA detail

• Monthly dues: $527 · $6,324/yr
• Likely covers: gym

Listing history 27 events

1. 2026-06-18
   days on market $250,000 Active 146 DOM
2. 2026-06-17
   days on market $250,000 Active 145 DOM
3. 2026-06-16
   days on market $250,000 Active 144 DOM
4. 2026-06-15
   days on market $250,000 Active 143 DOM
5. 2026-06-14
   days on market $250,000 Active 141 DOM
6. 2026-06-13
   days on market $250,000 Active 140 DOM
7. 2026-06-10
   days on market $250,000 Active 138 DOM
8. 2026-06-09
   days on market $250,000 Active 137 DOM
9. 2026-06-08
   days on market $250,000 Active 136 DOM
10. 2026-06-07
    days on market $250,000 Active 135 DOM
11. 2026-06-03
    days on market $250,000 Active 131 DOM
12. 2026-06-02
    statusdays on market $250,000 Active 130 DOM
13. 2026-05-19
    price $250,000 1321-char remark

    Show marketing remark (1344 chars)

    Welcome to this thoughtfully designed 1,454 sq. ft. residence tucked away on a quiet cul-de-sac in the highly sought-after 55+ section of Ocala Preserve. From the moment you step inside, the smart, seamless floor plan shines—maximizing every square foot to create a home that feels open, efficient, and comfortably spacious. Tile flooring anchors the main living areas, while plush carpeting in the bedrooms and den adds warmth and everyday comfort. The expansive lanai stretches the full width of the home and overlooks a generous backyard framed by a privacy wall, offering the perfect backdrop for morning coffee, evening relaxation, or effortless entertaining. All appliances are included, and the home is offered partially furnished, making your move-in experience simple and stress-free. With no CDD fees, this property delivers outstanding value along with low ongoing costs. Beyond the home itself, residents enjoy a vibrant, resort-style lifestyle with access to championship golf, bocce ball, pickleball and tennis courts, a state-of-the-art fitness center, an on-site restaurant and spa, and a wide array of member-led clubs and activities. This is more than just a home—it’s an opportunity to enjoy comfort, connection, and an amenity-rich lifestyle in one of Ocala’s most desirable active adult communities.

14. 2026-05-19
    price $250,000 1344-char remark

    Show marketing remark (1344 chars)

    Welcome to this thoughtfully designed 1,454 sq. ft. residence tucked away on a quiet cul-de-sac in the highly sought-after 55+ section of Ocala Preserve. From the moment you step inside, the smart, seamless floor plan shines—maximizing every square foot to create a home that feels open, efficient, and comfortably spacious. Tile flooring anchors the main living areas, while plush carpeting in the bedrooms and den adds warmth and everyday comfort. The expansive lanai stretches the full width of the home and overlooks a generous backyard framed by a privacy wall, offering the perfect backdrop for morning coffee, evening relaxation, or effortless entertaining. All appliances are included, and the home is offered partially furnished, making your move-in experience simple and stress-free. With no CDD fees, this property delivers outstanding value along with low ongoing costs. Beyond the home itself, residents enjoy a vibrant, resort-style lifestyle with access to championship golf, bocce ball, pickleball and tennis courts, a state-of-the-art fitness center, an on-site restaurant and spa, and a wide array of member-led clubs and activities. This is more than just a home—it’s an opportunity to enjoy comfort, connection, and an amenity-rich lifestyle in one of Ocala’s most desirable active adult communities.

15. 2026-01-12
    listed $270,000 Active 1321-char remark

    Show marketing remark (1344 chars)

    Welcome to this thoughtfully designed 1,454 sq. ft. residence tucked away on a quiet cul-de-sac in the highly sought-after 55+ section of Ocala Preserve. From the moment you step inside, the smart, seamless floor plan shines—maximizing every square foot to create a home that feels open, efficient, and comfortably spacious. Tile flooring anchors the main living areas, while plush carpeting in the bedrooms and den adds warmth and everyday comfort. The expansive lanai stretches the full width of the home and overlooks a generous backyard framed by a privacy wall, offering the perfect backdrop for morning coffee, evening relaxation, or effortless entertaining. All appliances are included, and the home is offered partially furnished, making your move-in experience simple and stress-free. With no CDD fees, this property delivers outstanding value along with low ongoing costs. Beyond the home itself, residents enjoy a vibrant, resort-style lifestyle with access to championship golf, bocce ball, pickleball and tennis courts, a state-of-the-art fitness center, an on-site restaurant and spa, and a wide array of member-led clubs and activities. This is more than just a home—it’s an opportunity to enjoy comfort, connection, and an amenity-rich lifestyle in one of Ocala’s most desirable active adult communities.

16. 2026-01-12
    listed $270,000 Active 1344-char remark

    Show marketing remark (1344 chars)

    Welcome to this thoughtfully designed 1,454 sq. ft. residence tucked away on a quiet cul-de-sac in the highly sought-after 55+ section of Ocala Preserve. From the moment you step inside, the smart, seamless floor plan shines—maximizing every square foot to create a home that feels open, efficient, and comfortably spacious. Tile flooring anchors the main living areas, while plush carpeting in the bedrooms and den adds warmth and everyday comfort. The expansive lanai stretches the full width of the home and overlooks a generous backyard framed by a privacy wall, offering the perfect backdrop for morning coffee, evening relaxation, or effortless entertaining. All appliances are included, and the home is offered partially furnished, making your move-in experience simple and stress-free. With no CDD fees, this property delivers outstanding value along with low ongoing costs. Beyond the home itself, residents enjoy a vibrant, resort-style lifestyle with access to championship golf, bocce ball, pickleball and tennis courts, a state-of-the-art fitness center, an on-site restaurant and spa, and a wide array of member-led clubs and activities. This is more than just a home—it’s an opportunity to enjoy comfort, connection, and an amenity-rich lifestyle in one of Ocala’s most desirable active adult communities.

17. 2025-12-31
    historical
18. 2025-06-24
    status Active
19. 2025-06-24
    price $265,000
20. 2025-06-07
    status Active
21. 2025-06-07
    historical
22. 2025-06-03
    listed $265,000 Active
23. 2025-05-31
    historical
24. 2025-04-19
    price $285,000
25. 2025-03-20
    price $299,900
26. 2025-03-04
    price $310,000
27. 2024-12-17
    listed $320,000 Active

ⓘ 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: $4,103 · $342/mo
• Projected year-2 tax: $4,103 · $342/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 · 23 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: $28,559
• − Mortgage interest: −$14,004
• − Property taxes: −$4,103
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$6,324
• − Depreciation: −$7,273
• Taxable loss: −$8,964
• Est. tax savings @ 24.0%: +$2,151
• After-tax cash flow: $-2,696/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

-21.9% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $250,000 Daytona MLS
• 2026-05-19 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Listed $270,000 Daytona MLS
• 2026-01-12 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-17 Listed $320,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+20.8%/yr

Latest (2025): $4,103 · +0.2% YoY. Source: county tax records.