7145 SW 181st Ave · Rainbow Springs, FL 34432

$479,900

3 bd · 2.0 ba · 2,299 sqft · SingleFamily public records · 88 Days on market

Built 2006 1.26 ac lot Est $428k · 12% over $20/mo HOA

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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 +14.9/30.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained, Mediterranean inspired home blends timeless architectural character with comfort, and open living spaces. From the moment you arrive the arched windows and columns, and mature trees highlight the welcoming curb appeal. All situated on 1.26 acres. Inside you're greeted by high ceilings and expansive tile flooring that flows throughout the main living space, enhancing both space and light. The formal dinning room is elegant yet inviting perfect for hosting gatherings or intimate dinners. Anchoring the living room are large sliding glass doors that lead to a large private patio great for mowing coffee or relaxing in the evening after a long day of work. This is a home that feels both distinctive and inviting ideal for those who appreciate thoughtful design.

Key facts

• Arched windows
• 1.26 acres
• High ceilings

Tags

• MEDITERRANEAN INSPIRED HOME
• ARCHED WINDOWS
• MATURE TREES
• 1.26 ACRES
• HIGH CEILINGS
• EXPANSIVE TILE FLOORING

Property features AI

Finance

• Other: Lot dimensions approximately 223 x 246 feet; One well and one septic on the property; Zoning: A1; Living area reported as 2,299 (appraiser); total building area reported as 3,097 (appraiser); Universal property ID available
• HOA & community: Rainbow Springs Property Owners association (HOA required); HOA fee $243 annually ($20.25/month); Street lights in community; Pets allowed

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Private well water; Septic tank sewer; Cable connected; Electricity available and connected; Fiber optics available; Natural gas available; Water available and connected
• Home design: Single-family residence; Residential property; One story; Southeast facing; Completed condition; Homestead exempt
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on 1.26-acre parcel
• Exterior features: Cul-de-sac lot; Landscaped grounds; Oversized lot; One-way street; Publicly maintained paved asphalt road

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Attic fan
• Interior features: Crown molding; High ceilings; Solid surface counters; Solid wood cabinets; Split bedroom floorplan
• Laundry & utility: Indoor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $406k (15.4% below list).
• Recommended offer: $406k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Rainbow Springs — 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.
• Zoned schools: Dunnellon Elementary School (math 46% / reading 48%, grade D-, #1,191 of 2,144 statewide, top 57%, 580 students, 61% FRL); Dunnellon Middle School (math 48% / reading 42%, grade D, #310 of 571 statewide, top 56%, 678 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 557 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 88 days — a 6% lower offer ($451k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $258k; list at $480k implies a 86% gain — meaningful room to come down on a strong offer.

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 $405,866 (15.4% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
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: 0.85% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $427,614
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18328 SW 73rd Loop	0.57mi	3/2.0	2,133 (-7%)	11mo	$460,000	$216	52
6680 SW 179th Court Rd	0.33mi	4/3.0 (+1)	2,508 (+9%)	11mo	$440,000	$175	52
6532 SW 180th Cir	0.61mi	3/2.0	2,034 (-12%)	8mo	$378,535	$186	46

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-68,738
• Equity at exit: $71,555

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-48,494
• Equity at exit: $41,493

Cash invested: $134,372 (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 34432

• Home prices YoY: -21.5%
• Active inventory: 557
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $4,059 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$327 /mo · $3,918/yr
• Insurance: −$200
• HOA: −$20
• Vacancy / Maint / Mgmt: −$852
• Net cashflow: $143

Break-even live

Break-even rent $3,877

Max offer price $479,900

Occupancy floor 91%

Sensitivity live

Price	-10% $415	-5% $279	+0% $143	+5% $7	+10% $-128
Rent	-10% $-177	-5% $-17	+0% $143	+5% $304	+10% $464
Rate	-1.0pp $385	-0.5pp $265	base $143	+0.5pp $19	+1.0pp $-108

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6752 SW 179th Avenue Rd Dunnellon, FL	3.0	2.0	1963	$4,500	$2.29	23d	1	0.36mi
3699 SW 169th Ct Ocala, FL	4.0	2.0	1799	$2,100	$1.17	23d	1	1.47mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 10 events

1. 2026-05-18
   status Active

   Show marketing remark (793 chars)

   This beautifully maintained, Mediterranean inspired home blends timeless architectural character with comfort, and open living spaces. From the moment you arrive the arched windows and columns, and mature trees highlight the welcoming curb appeal. All situated on 1.26 acres. Inside you're greeted by high ceilings and expansive tile flooring that flows throughout the main living space, enhancing both space and light. The formal dinning room is elegant yet inviting perfect for hosting gatherings or intimate dinners. Anchoring the living room are large sliding glass doors that lead to a large private patio great for mowing coffee or relaxing in the evening after a long day of work. This is a home that feels both distinctive and inviting ideal for those who appreciate thoughtful design.

2. 2026-05-18
   status Active 793-char remark

   Show marketing remark (793 chars)

   This beautifully maintained, Mediterranean inspired home blends timeless architectural character with comfort, and open living spaces. From the moment you arrive the arched windows and columns, and mature trees highlight the welcoming curb appeal. All situated on 1.26 acres. Inside you're greeted by high ceilings and expansive tile flooring that flows throughout the main living space, enhancing both space and light. The formal dinning room is elegant yet inviting perfect for hosting gatherings or intimate dinners. Anchoring the living room are large sliding glass doors that lead to a large private patio great for mowing coffee or relaxing in the evening after a long day of work. This is a home that feels both distinctive and inviting ideal for those who appreciate thoughtful design.

3. 2026-03-13
   status Pending 793-char remark

   Show marketing remark (793 chars)

   This beautifully maintained, Mediterranean inspired home blends timeless architectural character with comfort, and open living spaces. From the moment you arrive the arched windows and columns, and mature trees highlight the welcoming curb appeal. All situated on 1.26 acres. Inside you're greeted by high ceilings and expansive tile flooring that flows throughout the main living space, enhancing both space and light. The formal dinning room is elegant yet inviting perfect for hosting gatherings or intimate dinners. Anchoring the living room are large sliding glass doors that lead to a large private patio great for mowing coffee or relaxing in the evening after a long day of work. This is a home that feels both distinctive and inviting ideal for those who appreciate thoughtful design.

4. 2026-03-13
   status Pending

   Show marketing remark (793 chars)

   This beautifully maintained, Mediterranean inspired home blends timeless architectural character with comfort, and open living spaces. From the moment you arrive the arched windows and columns, and mature trees highlight the welcoming curb appeal. All situated on 1.26 acres. Inside you're greeted by high ceilings and expansive tile flooring that flows throughout the main living space, enhancing both space and light. The formal dinning room is elegant yet inviting perfect for hosting gatherings or intimate dinners. Anchoring the living room are large sliding glass doors that lead to a large private patio great for mowing coffee or relaxing in the evening after a long day of work. This is a home that feels both distinctive and inviting ideal for those who appreciate thoughtful design.

5. 2025-12-24
   listed $479,900 Active

   Show marketing remark (793 chars)

   This beautifully maintained, Mediterranean inspired home blends timeless architectural character with comfort, and open living spaces. From the moment you arrive the arched windows and columns, and mature trees highlight the welcoming curb appeal. All situated on 1.26 acres. Inside you're greeted by high ceilings and expansive tile flooring that flows throughout the main living space, enhancing both space and light. The formal dinning room is elegant yet inviting perfect for hosting gatherings or intimate dinners. Anchoring the living room are large sliding glass doors that lead to a large private patio great for mowing coffee or relaxing in the evening after a long day of work. This is a home that feels both distinctive and inviting ideal for those who appreciate thoughtful design.

6. 2025-12-24
   listed $479,900 Active 793-char remark

   Show marketing remark (793 chars)

   This beautifully maintained, Mediterranean inspired home blends timeless architectural character with comfort, and open living spaces. From the moment you arrive the arched windows and columns, and mature trees highlight the welcoming curb appeal. All situated on 1.26 acres. Inside you're greeted by high ceilings and expansive tile flooring that flows throughout the main living space, enhancing both space and light. The formal dinning room is elegant yet inviting perfect for hosting gatherings or intimate dinners. Anchoring the living room are large sliding glass doors that lead to a large private patio great for mowing coffee or relaxing in the evening after a long day of work. This is a home that feels both distinctive and inviting ideal for those who appreciate thoughtful design.

7. 2017-11-09
   soldstatus $258,000 797-char remark

   Show marketing remark (797 chars)

   Immaculate family home located on a desirable and very private cul de sac in the community of Rainbow Springs Forest. Home is strategically situated with a side entrance garage on 1.26 acres. This awesome home features four bedrooms, two bathrooms. Tile and carpet throughout this open concept floor plan. The kitchen has ample cabinet and counter space and offers recessed lighting, stainless steel appliances and a large center island and breakfast bar. The open floor plan extends the kitchen into the spacious dining and living room that features a twelve foot sliding glass door and an access point to the private patio with incredible views of the natural landscape and complete privacy. The huge Master bedroom is complete with vaulted ceilings, back porch access and an en-suite with beaut

8. 2017-11-09
   soldstatus $258,000

   Show marketing remark (797 chars)

   Immaculate family home located on a desirable and very private cul de sac in the community of Rainbow Springs Forest. Home is strategically situated with a side entrance garage on 1.26 acres. This awesome home features four bedrooms, two bathrooms. Tile and carpet throughout this open concept floor plan. The kitchen has ample cabinet and counter space and offers recessed lighting, stainless steel appliances and a large center island and breakfast bar. The open floor plan extends the kitchen into the spacious dining and living room that features a twelve foot sliding glass door and an access point to the private patio with incredible views of the natural landscape and complete privacy. The huge Master bedroom is complete with vaulted ceilings, back porch access and an en-suite with beaut

9. 2017-10-05
   listed $257,900 797-char remark

   Show marketing remark (797 chars)

   Immaculate family home located on a desirable and very private cul de sac in the community of Rainbow Springs Forest. Home is strategically situated with a side entrance garage on 1.26 acres. This awesome home features four bedrooms, two bathrooms. Tile and carpet throughout this open concept floor plan. The kitchen has ample cabinet and counter space and offers recessed lighting, stainless steel appliances and a large center island and breakfast bar. The open floor plan extends the kitchen into the spacious dining and living room that features a twelve foot sliding glass door and an access point to the private patio with incredible views of the natural landscape and complete privacy. The huge Master bedroom is complete with vaulted ceilings, back porch access and an en-suite with beaut

10. 2002-10-09
    soldstatus $16,900

ⓘ 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: $3,918 · $327/mo
• Projected year-2 tax: $3,983 · $332/mo
• Expected delta: +$65/yr (+$5/mo · 1.7%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,704
• − Mortgage interest: −$26,882
• − Property taxes: −$3,918
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,896
• − Management: −$3,896
• − HOA: −$240
• − Depreciation: −$13,961
• Taxable loss: −$6,489
• Est. tax savings @ 24.0%: +$1,557
• After-tax cash flow: $3,276/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 — Rainbow Springs

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

Census & demographics

• Census place: Rainbow Springs, FL
• Population (ZIP): 13,197

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -57.34%
• Current HPI: 209.595
• Rent YoY: —
• Metro: —
• 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

+2739.6% since first listed

10 events — show timeline

• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Relisted — RACC
• 2026-03-13 Pending — RACC
• 2026-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-24 Listed $479,900 RACC
• 2025-12-24 Listed $479,900 Stellar MLS as Distributed by MLS Grid
• 2017-11-09 Sold (Public Records) $258,000 Public Records
• 2017-11-09 Sold (MLS) $258,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-05 Listed $257,900 Stellar MLS as Distributed by MLS Grid
• 2002-10-09 Sold (Public Records) $16,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,918 · +7.1% YoY. Source: county tax records.