600 Fairways Cir Unit B · Silver Springs Shores, FL 34472

$129,900

2 bd · 2.0 ba · 1,072 sqft · Condo public records · 123 Days on market

Built 1972 $121/sqft · 18% above area Est $110k · 18% over $294/mo HOA · 21% of rent

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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 +13.5/30.0
• Appreciation +8.0/10.0
• 1% rule +5.9/10.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Experience the best of Florida living in this beautifully situated second-floor 2-bedroom, 2-bath condo with stunning views overlooking the the Silver Springs Shores Golf & Country Club and peaceful Lake Sparkle. From the moment you enter, you’ll appreciate the bright, open layout designed to maximize comfort, natural light, and those incredible views. The spacious floor plan features large bedrooms and a welcoming living and dining room combination that flows effortlessly to the kitchen through a convenient pass-through — perfect for both everyday living and entertaining. Recent upgrades including newly installed luxury vinyl plank (LVP) flooring and elegant quartz countertops, new sink, new faucet and new cabinets add a modern, move-in-ready feel that today’s buyers are looking for. The enclosed lanai becomes an extension of your living space, offering the ideal place to relax, unwind, and enjoy year-round golf views. This unit includes an assigned parking space plus ample guest parking. The monthly HOA provides exceptional value by covering building insurance, exterior maintenance, common areas, garbage service, and basic cable for easy, low-maintenance ownership. Located nearby, the Silver Springs Community Center is available for only $5 per year and offers a heated pool, clubhouse, fitness room, billiards, table tennis, social clubs, daily activities, and outdoor recreation including fishing and archery — creating a true resort-style lifestyle close to home. Whether you’re searching for a full-time residence, seasonal retreat, or investment opportunity, this condo combines views, upgrades, and lifestyle amenities into one attractive package you won’t want to miss.

Key facts

• Lake sparkle
• Bright open layout
• Enclosed lanai

Tags

• SILVER SPRINGS SHORES GOLF
• LAKE SPARKLE
• BRIGHT OPEN LAYOUT
• ELEGANT QUARTZ COUNTERTOPS
• ENCLOSED LANAI
• ASSIGNED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $5 ($54/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, amenities 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: Greenway Elementary School (math 33% / reading 35%, grade F, #1,744 of 2,144 statewide, top 82%, 736 students, 67% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: Rents flat; 683 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($898 loan paydown + $8k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.9% appreciation + 0.2% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $130k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.09% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 7.6

CMA / ARV

• ARV (median comp): $110,463
• List price: $129,900
• Delta: 17.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.92×
• Total profit: $33,506
• Equity at exit: $81,107

10-year hold

• IRR: 13.3%
• Equity multiple: 3.52×
• Total profit: $91,691
• Equity at exit: $146,609

Cash invested: $36,372 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 683
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$681
• Tax from tax record: −$85 /mo · $1,014/yr
• Insurance: −$54
• HOA: −$294
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $5

Break-even live

Break-even rent $1,410

Max offer price $129,900

Occupancy floor 95%

Sensitivity live

Price	-10% $78	-5% $41	+0% $5	+5% $-32	+10% $-69
Rent	-10% $-107	-5% $-51	+0% $5	+5% $60	+10% $116
Rate	-1.0pp $70	-0.5pp $38	base $5	+0.5pp $-29	+1.0pp $-63

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
582 Fairways Cir Unit A Ocala, FL	2.0	2.0	1304	$1,500	$1.15	23d	1	0.02mi
561 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,250	$1.21	23d	1	0.08mi
553 Fairways Cir Unit B Ocala, FL	2.0	2.0	1304	$1,700	$1.30	15d	1	0.09mi
549 Fairways Dr Unit A Ocala, FL	2.0	2.0	1072	$1,200	$1.12	23d	1	0.12mi
520 Fairways Cir Unit A Ocala, FL	2.0	1.5	1027	$1,100	$1.07	23d	1	0.14mi
593 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,200	$1.16	23d	1	0.14mi
633 Silver Pass Unit B Ocala, FL	2.0	2.0	1072	$1,500	$1.40	23d	1	0.15mi
548 Fairways Cir Unit C102 Ocala, FL	2.0	2.0	850	$1,400	$1.65	23d	1	0.16mi
510 Fairways Cir Unit A Ocala, FL	2.0	2.0	1000	$1,299	$1.30	23d	1	0.17mi
532 Bahia Cir Unit A Ocala, FL	2.0	1.5	1027	$1,300	$1.27	23d	1	0.17mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	23d	1	0.22mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	15d	1	0.22mi
454 Fairways Cir Ocala, FL	2.0	2.0	837	$1,200	$1.43	23d	1	0.23mi
454 Fairways Cir Unit B204 Ocala, FL	2.0	2.0	837	$1,289	$1.54	23d	1	0.23mi
454 Fairways Cir Unit B203 Ocala, FL	2.0	2.0	850	$1,375	$1.62	23d	1	0.23mi
608 Midway Dr Unit A Ocala, FL	2.0	1.5	1054	$1,500	$1.42	15d	1	0.26mi
576 Fairways Ln Unit M104 Ocala, FL	2.0	2.0	837	$1,250	$1.49	23d	1	0.27mi
567 Midway Trak Unit H201 Ocala, FL	3.0	2.0	1029	$1,350	$1.31	15d	1	0.27mi
708 Bahia Cir Ocala, FL	3.0	2.0	1352	$1,500	$1.11	23d	1	0.37mi
544 Silver Crse Ocala, FL	2.0	1.0	904	$1,395	$1.54	15d	1	0.38mi
7817 Midway Drive Ter Unit A103 Ocala, FL	1.0	1.0	729	$1,300	$1.78	23d	1	0.44mi
54 Pine Trak Unit 104F Ocala, FL	2.0	2.0	832	$1,300	$1.56	23d	1	0.69mi
58 Pine Trak Unit 104D Ocala, FL	2.0	2.0	832	$1,050	$1.26	23d	1	0.71mi
62 Pine Trak Ocala, FL	2.0	2.0	832	$1,250	$1.50	23d	1	0.75mi
9337 Bahia Rd Ocala, FL	3.0	2.0	1402	$1,765	$1.26	15d	1	0.80mi
478 Water Pl Ocala, FL	3.0	2.0	1228	$1,650	$1.34	23d	1	0.86mi
455 Water Rd Ocala, FL	3.0	2.0	1275	$1,450	$1.14	15d	1	0.98mi
446 Water Rd Ocala, FL	3.0	2.0	1248	$1,425	$1.14	23d	1	1.00mi
162 Bahia Terrace Dr Ocala, FL	2.0	2.0	984	$1,375	$1.40	23d	1	1.07mi
43 Bahia Pass Ocala, FL	3.0	2.0	1188	$1,475	$1.24	23d	1	1.13mi
12 Spring Loop Ocala, FL	2.0	1.0	900	$1,350	$1.50	15d	1	1.14mi
7184 Hemlock Loop Ocala, FL	3.0	2.0	1392	$1,675	$1.20	23d	1	1.28mi
13 Pine Radial Dr Ocala, FL	3.0	2.0	1453	$1,795	$1.24	23d	1	1.32mi
5 Cedar Ln Ocala, FL	3.0	2.0	1064	$1,750	$1.64	23d	1	1.35mi
60 Bahia Court Trak Ocala, FL	3.0	2.0	1413	$1,695	$1.20	23d	1	1.36mi
27 Sapphire Run Ocala, FL	3.0	2.0	1255	$1,500	$1.20	23d	1	1.44mi
308 Hickory Course Radl Ocala, FL	3.0	2.0	1397	$1,650	$1.18	23d	1	1.44mi
7455 Midway Ter Unit K Ocala, FL	2.0	1.0	904	$1,249	$1.38	23d	1	1.46mi

HOA detail condo

• Monthly dues: $294 · $3,528/yr
• Likely covers: trashcableexterior maint.insurancepoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-22
   days on market $129,900 Active 123 DOM
2. 2026-06-18
   days on market $129,900 Active 120 DOM
3. 2026-06-17
   days on market $129,900 Active 119 DOM
4. 2026-06-16
   days on market $129,900 Active 118 DOM
5. 2026-06-15
   days on market $129,900 Active 117 DOM
6. 2026-06-14
   days on market $129,900 Active 115 DOM
7. 2026-06-13
   days on market $129,900 Active 114 DOM
8. 2026-06-10
   days on market $129,900 Active 112 DOM
9. 2026-06-09
   days on market $129,900 Active 111 DOM
10. 2026-06-08
    days on market $129,900 Active 110 DOM
11. 2026-06-07
    days on market $129,900 Active 109 DOM
12. 2026-06-03
    days on market $129,900 Active 105 DOM
13. 2026-06-02
    days on market $129,900 Active 104 DOM
14. 2026-06-01
    days on market $129,900 Active 103 DOM
15. 2026-05-31
    days on market $129,900 Active 102 DOM
16. 2026-05-30
    days on market $129,900 Active 101 DOM
17. 2026-04-02
    price $129,900 1741-char remark

    Show marketing remark (1741 chars)

    Experience the best of Florida living in this beautifully situated second-floor 2-bedroom, 2-bath condo with stunning views overlooking the the Silver Springs Shores Golf & Country Club and peaceful Lake Sparkle. From the moment you enter, you’ll appreciate the bright, open layout designed to maximize comfort, natural light, and those incredible views. The spacious floor plan features large bedrooms and a welcoming living and dining room combination that flows effortlessly to the kitchen through a convenient pass-through — perfect for both everyday living and entertaining. Recent upgrades including newly installed luxury vinyl plank (LVP) flooring and elegant quartz countertops, new sink, new faucet and new cabinets add a modern, move-in-ready feel that today’s buyers are looking for. The enclosed lanai becomes an extension of your living space, offering the ideal place to relax, unwind, and enjoy year-round golf views. This unit includes an assigned parking space plus ample guest parking. The monthly HOA provides exceptional value by covering building insurance, exterior maintenance, common areas, garbage service, and basic cable for easy, low-maintenance ownership. Located nearby, the Silver Springs Community Center is available for only $5 per year and offers a heated pool, clubhouse, fitness room, billiards, table tennis, social clubs, daily activities, and outdoor recreation including fishing and archery — creating a true resort-style lifestyle close to home. Whether you’re searching for a full-time residence, seasonal retreat, or investment opportunity, this condo combines views, upgrades, and lifestyle amenities into one attractive package you won’t want to miss.

18. 2026-02-18
    listed $139,900 Active 1741-char remark

    Show marketing remark (1741 chars)

    Experience the best of Florida living in this beautifully situated second-floor 2-bedroom, 2-bath condo with stunning views overlooking the the Silver Springs Shores Golf & Country Club and peaceful Lake Sparkle. From the moment you enter, you’ll appreciate the bright, open layout designed to maximize comfort, natural light, and those incredible views. The spacious floor plan features large bedrooms and a welcoming living and dining room combination that flows effortlessly to the kitchen through a convenient pass-through — perfect for both everyday living and entertaining. Recent upgrades including newly installed luxury vinyl plank (LVP) flooring and elegant quartz countertops, new sink, new faucet and new cabinets add a modern, move-in-ready feel that today’s buyers are looking for. The enclosed lanai becomes an extension of your living space, offering the ideal place to relax, unwind, and enjoy year-round golf views. This unit includes an assigned parking space plus ample guest parking. The monthly HOA provides exceptional value by covering building insurance, exterior maintenance, common areas, garbage service, and basic cable for easy, low-maintenance ownership. Located nearby, the Silver Springs Community Center is available for only $5 per year and offers a heated pool, clubhouse, fitness room, billiards, table tennis, social clubs, daily activities, and outdoor recreation including fishing and archery — creating a true resort-style lifestyle close to home. Whether you’re searching for a full-time residence, seasonal retreat, or investment opportunity, this condo combines views, upgrades, and lifestyle amenities into one attractive package you won’t want to miss.

19. 2025-10-03
    soldstatus $40,000
20. 2018-08-15
    soldstatus $55,000
21. 2018-08-01
    soldstatus $55,000 106-char remark

    Show marketing remark (106 chars)

    2 Bedroom, 2 Full Bath, Washer/Dryer, Range, Refrigerator, Dishwasher, Enclosed Patio W. Golf Course View.

22. 2018-05-29
    listed $59,900 106-char remark

    Show marketing remark (106 chars)

    2 Bedroom, 2 Full Bath, Washer/Dryer, Range, Refrigerator, Dishwasher, Enclosed Patio W. Golf Course View.

23. 2010-05-24
    historical
24. 2010-02-15
    listed $59,900
25. 2004-07-29
    soldstatus $55,000
26. 1998-06-24
    soldstatus $35,000
27. 1982-11-01
    soldstatus $15,000

ⓘ 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: $1,014 · $85/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$64/yr (+$5/mo · 6.3%)

ⓘ 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 ≥108°F today · 22 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,987
• − Mortgage interest: −$7,276
• − Property taxes: −$1,014
• − Insurance: −$650
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − HOA: −$3,528
• − Depreciation: −$3,779
• Taxable loss: −$1,977
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $529/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+766.0% since first listed

11 events — show timeline

• 2026-04-02 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Sold (Public Records) $40,000 Public Records
• 2018-08-15 Sold (Public Records) $55,000 Public Records
• 2018-08-01 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-29 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2010-05-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-02-15 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2004-07-29 Sold (Public Records) $55,000 Public Records
• 1998-06-24 Sold (Public Records) $35,000 Public Records
• 1982-11-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,014 · +23.3% YoY. Source: county tax records.