9841 SW 102nd Pl · On Top of the World, FL 34481

$164,900

2 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 322 Days on market

Built 1985 10,019 sqft lot $109/sqft · 33% below area Est $245k · 33% under $150/mo HOA · 9% 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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under contract-accepting backup offers. PRICED REDUCED. .. .Home has been freshly painted inside. This charming 2 or 3 (Office) bedroom, 2-bath home in Pine Run Estate offers low-maintenance living with recent updates including a roof in 2024 and A/C installed in 2009, situated in a peaceful 55+ community close to amenities like shopping, dining, and medical facilities. The property features a reasonable HOA fee, a recent survey, and a home warranty for added peace of mind, making it an ideal choice for , first-time buyers, or those seeking a comfortable, convenient lifestyle in SW Ocala's Highway 200 corridor.

Key facts

• Home warranty
• Recent updates
• Close to amenities

Tags

• LOW MAINTENANCE LIVING
• RECENT UPDATES
• CLOSE TO AMENITIES
• REASONABLE HOA FEE
• HOME WARRANTY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-60 ($-718/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (2.6% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 2.9% in On Top of the World — 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: 1151 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% of the median local income ($57k/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.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $165k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $145,112 (12.0% 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 322 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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.
8. 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.
9. 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: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 8.6

CMA / ARV

• ARV (median comp): $245,200
• List price: $164,900
• Delta: -32.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10031 SW 98th Ln	0.39mi	3/2.0 (+1)	1,469 (-3%)	7mo	$260,000	$177	67
10330 SW 99th Ave	0.15mi	3/2.0 (+1)	1,378 (-9%)	12mo	$163,000	$118	63
9690 SW 95th Ter Unit A	0.51mi	2/2.0	1,412 (-6%)	3mo	$140,000	$99	63
10305 SW 99th Ave	0.10mi	2/2.0	1,352 (-10%)	22mo	$181,000	$134	59
9871 SW 105th Ct	0.30mi	2/2.0	1,718 (+14%)	12mo	$376,490	$219	53
9692 SW 95th Ct Unit B	0.53mi	2/2.0	1,412 (-6%)	17mo	$159,900	$113	50
9464 SW 105 Pl	0.55mi	3/2.0 (+1)	1,578 (+5%)	23mo	$284,900	$181	42
9710 SW 96th St	0.54mi	2/2.0	1,733 (+15%)	10mo	$168,000	$97	41
9629 SW 95th Ter Unit A	0.60mi	2/2.0	1,627 (+8%)	23mo	$226,000	$139	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-30,392
• Equity at exit: $24,587

10-year hold

• IRR: -11.0%
• Equity multiple: 0.33×
• Total profit: $-30,803
• Equity at exit: $14,258

Cash invested: $46,172 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$865
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$69
• HOA: −$150
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-60

Break-even live

Break-even rent $1,682

Max offer price $154,328

Occupancy floor 99%

Sensitivity live

Price	-10% $34	-5% $-13	+0% $-60	+5% $-107	+10% $-153
Rent	-10% $-187	-5% $-123	+0% $-60	+5% $4	+10% $67
Rate	-1.0pp $23	-0.5pp $-18	base $-60	+0.5pp $-103	+1.0pp $-146

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9760 SW 101st Ln Ocala, FL	2.0	2.0	1360	$1,500	$1.10	21d	1	0.06mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	0.47mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	21d	1	0.50mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	21d	1	0.54mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	21d	1	0.55mi
9791 SW 96th St Ocala, FL	2.0	2.0	1906	$1,800	$0.94	21d	1	0.57mi
9201 SW 108th Pl Ocala, FL	2.0	2.0	1170	$1,475	$1.26	21d	15	0.74mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	0.87mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	14d	1	1.08mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	21d	1	1.12mi
9119 SW 99th Court Rd Ocala, FL	2.0	2.0	1504	$1,900	$1.26	21d	1	1.13mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	21d	1	1.15mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	1.20mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	1.24mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	1.24mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	14d	1	1.26mi
8744 SW 108th Lane Rd Ocala, FL	3.0	2.0	1614	$2,200	$1.36	21d	1	1.28mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	14d	1	1.29mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	14d	1	1.32mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	1.34mi
8669 SW 108th Ln Ocala, FL	2.0	1.0	1152	$1,250	$1.09	21d	1	1.42mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	21d	1	1.45mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	21d	1	1.48mi
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	21d	1	1.48mi
9746 SW 89th Loop Ocala, FL	2.0	2.0	1660	$1,950	$1.17	21d	1	1.49mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 5 events

1. 2026-05-20
   status Pending 618-char remark

   Show marketing remark (618 chars)

   Under contract-accepting backup offers. PRICED REDUCED. .. .Home has been freshly painted inside. This charming 2 or 3 (Office) bedroom, 2-bath home in Pine Run Estate offers low-maintenance living with recent updates including a roof in 2024 and A/C installed in 2009, situated in a peaceful 55+ community close to amenities like shopping, dining, and medical facilities. The property features a reasonable HOA fee, a recent survey, and a home warranty for added peace of mind, making it an ideal choice for , first-time buyers, or those seeking a comfortable, convenient lifestyle in SW Ocala's Highway 200 corridor.

2. 2025-12-11
   price $164,900 618-char remark

   Show marketing remark (618 chars)

   Under contract-accepting backup offers. PRICED REDUCED. .. .Home has been freshly painted inside. This charming 2 or 3 (Office) bedroom, 2-bath home in Pine Run Estate offers low-maintenance living with recent updates including a roof in 2024 and A/C installed in 2009, situated in a peaceful 55+ community close to amenities like shopping, dining, and medical facilities. The property features a reasonable HOA fee, a recent survey, and a home warranty for added peace of mind, making it an ideal choice for , first-time buyers, or those seeking a comfortable, convenient lifestyle in SW Ocala's Highway 200 corridor.

3. 2025-07-29
   price $168,500 618-char remark

   Show marketing remark (618 chars)

   Under contract-accepting backup offers. PRICED REDUCED. .. .Home has been freshly painted inside. This charming 2 or 3 (Office) bedroom, 2-bath home in Pine Run Estate offers low-maintenance living with recent updates including a roof in 2024 and A/C installed in 2009, situated in a peaceful 55+ community close to amenities like shopping, dining, and medical facilities. The property features a reasonable HOA fee, a recent survey, and a home warranty for added peace of mind, making it an ideal choice for , first-time buyers, or those seeking a comfortable, convenient lifestyle in SW Ocala's Highway 200 corridor.

4. 2025-07-02
   listed $169,500 Active 618-char remark

   Show marketing remark (618 chars)

   Under contract-accepting backup offers. PRICED REDUCED. .. .Home has been freshly painted inside. This charming 2 or 3 (Office) bedroom, 2-bath home in Pine Run Estate offers low-maintenance living with recent updates including a roof in 2024 and A/C installed in 2009, situated in a peaceful 55+ community close to amenities like shopping, dining, and medical facilities. The property features a reasonable HOA fee, a recent survey, and a home warranty for added peace of mind, making it an ideal choice for , first-time buyers, or those seeking a comfortable, convenient lifestyle in SW Ocala's Highway 200 corridor.

5. 1985-07-01
   soldstatus $56,607

ⓘ 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: $2,941 · $245/mo
• Projected year-2 tax: $2,941 · $245/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,272
• − Mortgage interest: −$9,237
• − Property taxes: −$2,941
• − Insurance: −$824
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − HOA: −$1,800
• − Depreciation: −$4,797
• Taxable loss: −$3,412
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $101/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 — On Top of the World

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

Census & demographics

• County: Marion County · 315,796 people
• City population: 25,668
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -67.48%
• Current HPI: 199.986
• 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

+191.3% since first listed

5 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $168,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-02 Listed $169,500 Stellar MLS as Distributed by MLS Grid
• 1985-07-01 Sold (Public Records) $56,607 Public Records

Property tax history

+16.5%/yr

Latest (2025): $2,941 · +8.7% YoY. Source: county tax records.