None · Ocala, FL 34472

$279,900

4 bd · 2.0 ba · 1,550 sqft · SingleFamily · 130 Days on market

◐ Fractional Built 2026 Excellent condition 0.25 ac lot $181/sqft · 20% below area Est $351k · 20% under · waterfront

---

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
• Appreciation +8.0/10.0
• Cash flow +7.2/30.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Under Construction. INVESTMENT OPPORTUNITY! Brand NEW construction by Southern Impression Homes @ CLEARANCE PRICING! This home qualifies for a special 3.75% interest rate (5.068% APR) along with 2 FREE years of professional property management and RENT PROTECTION included, providing added confidence and convenience for investors. Enjoy the peace of mind that comes with new construction, builder warranties, modern features, and CASH FLOW. Builder offering limited-time incentives and special financing programs - ask your REALTOR® for complete details. FREE INVESTMENT PLAYBOOK - Contact Builder! * * House Hacking Programs Available! * * Home is currently under construction. Photos are of a similar or previously completed unit and are for illustrative purposes only. Features, finishes, and layout may vary.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (30.1% below list).
• Recommended offer: $196k (30.1% below list) — sets the bar for 1% rule.

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: 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; 856 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,733 (30.1% 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 130 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.70% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $351,000
• List price: $279,900
• Delta: -20.26%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Oak Lane Loop	1.11mi	3/2.0 (-1)	1,546 (-0%)	3mo	$254,900	$165	57
212 Emerald Loop Way	0.98mi	3/2.0 (-1)	1,479 (-5%)	0mo	$166,000	$112	52
980 Silver Rd	1.48mi	3/2.0 (-1)	1,628 (+5%)	2mo	$251,500	$154	50
208 Locust Pass	1.43mi	4/2.0	1,696 (+9%)	1mo	$279,899	$165	48
311 Oak Lane Pass	1.41mi	3/2.0 (-1)	1,671 (+8%)	2mo	$285,000	$171	45
214 Oak Lane Rd	1.22mi	3/2.0 (-1)	1,443 (-7%)	6mo	$244,900	$170	44
206 Emerald Rd	1.12mi	3/2.0 (-1)	1,453 (-6%)	8mo	$257,000	$177	43
295 Oak Lane Dr	1.12mi	3/2.0 (-1)	1,410 (-9%)	4mo	$265,000	$188	41
205 Emerald Rd	1.14mi	3/2.0 (-1)	1,380 (-11%)	4mo	$239,900	$174	38
267 Oak Lane Way	0.95mi	3/2.0 (-1)	1,354 (-13%)	2mo	$270,000	$199	37
209 Locust Pass Trl	1.48mi	3/2.0 (-1)	1,380 (-11%)	8mo	$237,900	$172	35
208 Emerald Loop Pass	1.08mi	3/2.0 (-1)	1,380 (-11%)	9mo	$256,275	$186	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.53×
• Total profit: $41,691
• Equity at exit: $174,765

10-year hold

• IRR: 8.9%
• Equity multiple: 2.77×
• Total profit: $138,938
• Equity at exit: $315,904

Cash invested: $78,372 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $249,888 ($169/sqft)
• Median days on market: 128 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +33.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 856
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-513

Break-even live

Break-even rent $2,607

Max offer price $205,633

Occupancy floor —

Sensitivity live

Price	-10% $-320	-5% $-417	+0% $-513	+5% $-610	+10% $-707
Rent	-10% $-668	-5% $-591	+0% $-513	+5% $-436	+10% $-359
Rate	-1.0pp $-372	-0.5pp $-442	base $-513	+0.5pp $-586	+1.0pp $-660

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: $69,975
• Closing costs: $8,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Oak Lane Cir Ocala, FL	3.0	2.0	1232	$1,650	$1.34	63d	1	1.30mi

Listing history 50 events

1. 2026-08-08
   days on market $279,900 Active 130 DOM
2. 2026-08-07
   days on market $279,900 Active 129 DOM
3. 2026-08-06
   days on market $279,900 Active 128 DOM
4. 2026-08-05
   days on market $279,900 Active 127 DOM
5. 2026-08-04
   days on market $279,900 Active 126 DOM
6. 2026-08-03
   days on market $279,900 Active 125 DOM
7. 2026-07-31
   days on market $279,900 Active 122 DOM
8. 2026-07-30
   days on market $279,900 Active 121 DOM
9. 2026-07-29
   days on market $279,900 Active 120 DOM
10. 2026-07-27
    days on market $279,900 Active 118 DOM
11. 2026-07-25
    days on market $279,900 Active 116 DOM
12. 2026-07-23
    days on market $279,900 Active 114 DOM
13. 2026-07-22
    days on market $279,900 Active 113 DOM
14. 2026-07-21
    days on market $279,900 Active 112 DOM
15. 2026-07-18
    days on market $279,900 Active 109 DOM
16. 2026-07-16
    days on market $279,900 Active 107 DOM
17. 2026-07-16
    days on market $279,900 Active 106 DOM
18. 2026-07-14
    days on market $279,900 Active 105 DOM
19. 2026-07-13
    days on market $279,900 Active 104 DOM
20. 2026-07-12
    days on market $279,900 Active 103 DOM
21. 2026-07-11
    days on market $279,900 Active 102 DOM
22. 2026-07-10
    days on market $279,900 Active 101 DOM
23. 2026-07-10
    days on market $279,900 Active 100 DOM
24. 2026-07-08
    days on market $279,900 Active 99 DOM
25. 2026-07-07
    days on market $279,900 Active 98 DOM
26. 2026-07-06
    days on market $279,900 Active 97 DOM
27. 2026-07-05
    days on market $279,900 Active 96 DOM
28. 2026-07-04
    days on market $279,900 Active 95 DOM
29. 2026-07-03
    days on market $279,900 Active 94 DOM
30. 2026-07-02
    days on market $279,900 Active 93 DOM
31. 2026-07-01
    days on market $279,900 Active 92 DOM
32. 2026-06-30
    days on market $279,900 Active 91 DOM
33. 2026-06-29
    days on market $279,900 Active 90 DOM
34. 2026-06-28
    days on market $279,900 Active 89 DOM
35. 2026-06-28
    days on market $279,900 Active 88 DOM
36. 2026-06-27
    days on market $279,900 Active 87 DOM
37. 2026-06-25
    days on market $279,900 Active 85 DOM
38. 2026-06-23
    days on market $279,900 Active 83 DOM
39. 2026-06-21
    days on market $279,900 Active 82 DOM
40. 2026-06-18
    days on market $279,900 Active 79 DOM
41. 2026-06-17
    days on market $279,900 Active 78 DOM
42. 2026-06-16
    days on market $279,900 Active 77 DOM
43. 2026-06-15
    days on market $279,900 Active 76 DOM
44. 2026-06-14
    days on market $279,900 Active 74 DOM
45. 2026-06-13
    days on market $279,900 Active 73 DOM
46. 2026-06-10
    days on market $279,900 Active 71 DOM
47. 2026-06-09
    days on market $279,900 Active 70 DOM
48. 2026-06-08
    days on market $279,900 Active 69 DOM
49. 2026-06-07
    days on market $279,900 Active 68 DOM
50. 2026-06-03
    days on market $279,900 Active 64 DOM

ⓘ 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 6/10 Major FEMA zone A · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $23,488
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$2,902
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$8,143
• Taxable loss: −$11,192
• Est. tax savings @ 24.0%: +$2,686
• After-tax cash flow: $-3,473/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 · 2 photos

Excellent 100/100 None rehab

This newly constructed home is move-in ready with no visible repairs or maintenance needed. Key updates to enhance value include painting, flooring, kitchen and bathroom installations, HVAC, and landscaping.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Install flooring in kitchen and bathrooms — Flooring improves functionality and appearance in key living spaces. ↑
• Both Install kitchen cabinets and appliances — A fully equipped kitchen boosts both resale and rental value. ↑
• Both Install bathroom fixtures and vanity — Modern bathrooms attract more buyers and renters. ↑
• Both Install HVAC system — A reliable HVAC system is essential for comfort and energy efficiency. ↑
• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal increase curb appeal and attract more potential buyers and renters. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Greenway Elementary School F FL #1,744/2,144 Nat'l #24,299/41,679 Middle Lake Weir Middle School F FL #416/571 Nat'l #7,460/14,009 High Lake Weir High School F FL #458/667 Nat'l #11,681/17,239

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

C Composite livability gradescore 69/100

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 · 365,905 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 14% of renters

---

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

1 event — show timeline

• 2026-03-31 Listed $279,900 Stellar MLS as Distributed by MLS Grid