6 Hickory Track Pass · Silver Springs Shores, FL 34472

$180,000

3 bd · 2.0 ba · 888 sqft · SingleFamily public records · 101 Days on market

Built 1985 10,019 sqft lot $203/sqft · at area comps Est $189k · at est. $12/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +15.2/30.0
• ARV discount +9.7/15.0
• Appreciation +8.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SHORT SALE. Welcome to this beautifully remodeled 3-bedroom home in the heart of Ocala, offering comfort, convenience, and exceptional value. Thoughtfully updated and filled with natural light, the open living spaces feel bright and inviting, enhanced by seamless vinyl flooring throughout. The well-appointed kitchen provides ample cabinetry and counter space for everyday living and entertaining. Each bedroom offers a comfortable retreat with abundant natural light. Situated on a generous 0.23-acre lot, the expansive backyard provides endless possibilities. A new roof (2023) adds peace of mind. Located in a quiet community with a low HOA, just minutes from major highways, shopping, dining, and Ocala’s vibrant downtown.

Key facts

• Open living spaces
• Expansive backyard
• New roof

Tags

• REMODELED HOME
• OPEN LIVING SPACES
• WELL-APPOINTED KITCHEN
• EXPANSIVE BACKYARD
• NEW ROOF
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $63 ($754/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 $167k (7.2% below list).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.7% in Silver Springs Shores — 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 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, schools 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 flat; 674 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 31% 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 $12k of equity ($1k loan paydown + $11k 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 $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $29k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 0.93% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $189,142
• List price: $180,000
• Delta: -4.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Oak Court Pass	0.37mi	3/2.0	888 (0%)	21mo	$205,000	$231	66
9021 SE 79th Avenue Rd	0.74mi	2/1.0 (-1)	900 (+1%)	14mo	$165,000	$183	42

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: 15.2%
• Equity multiple: 2.01×
• Total profit: $50,658
• Equity at exit: $112,389

10-year hold

• IRR: 14.4%
• Equity multiple: 3.73×
• Total profit: $137,771
• Equity at exit: $203,154

Cash invested: $50,400 (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: 674
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$944
• Tax from tax record: −$226 /mo · $2,710/yr
• Insurance: −$75
• HOA: −$12
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $63

Break-even live

Break-even rent $1,591

Max offer price $180,000

Occupancy floor 91%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Oak Lane Pass Ocala, FL	2.0	2.0	988	$1,325	$1.34	21d	1	0.55mi
217 Locust Pass Ln Ocala, FL	3.0	2.0	1011	$1,697	$1.68	14d	1	0.99mi
2 Ash Dr Ocala, FL	3.0	2.0	1083	$1,750	$1.62	14d	1	1.18mi
80 Locust Pass Run Ocala, FL	3.0	2.0	1003	$1,595	$1.59	14d	1	1.23mi
62 Pine Trak Ocala, FL	2.0	2.0	832	$1,250	$1.50	21d	1	1.47mi
12 Spring Loop Ocala, FL	2.0	1.0	900	$1,350	$1.50	14d	1	1.49mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 21 events

1. 2026-05-18
   status Pending 733-char remark

   Show marketing remark (733 chars)

   SHORT SALE. Welcome to this beautifully remodeled 3-bedroom home in the heart of Ocala, offering comfort, convenience, and exceptional value. Thoughtfully updated and filled with natural light, the open living spaces feel bright and inviting, enhanced by seamless vinyl flooring throughout. The well-appointed kitchen provides ample cabinetry and counter space for everyday living and entertaining. Each bedroom offers a comfortable retreat with abundant natural light. Situated on a generous 0.23-acre lot, the expansive backyard provides endless possibilities. A new roof (2023) adds peace of mind. Located in a quiet community with a low HOA, just minutes from major highways, shopping, dining, and Ocala’s vibrant downtown.

2. 2026-04-30
   price $180,000 733-char remark

   Show marketing remark (733 chars)

   SHORT SALE. Welcome to this beautifully remodeled 3-bedroom home in the heart of Ocala, offering comfort, convenience, and exceptional value. Thoughtfully updated and filled with natural light, the open living spaces feel bright and inviting, enhanced by seamless vinyl flooring throughout. The well-appointed kitchen provides ample cabinetry and counter space for everyday living and entertaining. Each bedroom offers a comfortable retreat with abundant natural light. Situated on a generous 0.23-acre lot, the expansive backyard provides endless possibilities. A new roof (2023) adds peace of mind. Located in a quiet community with a low HOA, just minutes from major highways, shopping, dining, and Ocala’s vibrant downtown.

3. 2026-02-06
   listed $209,000 Active 733-char remark

   Show marketing remark (733 chars)

   SHORT SALE. Welcome to this beautifully remodeled 3-bedroom home in the heart of Ocala, offering comfort, convenience, and exceptional value. Thoughtfully updated and filled with natural light, the open living spaces feel bright and inviting, enhanced by seamless vinyl flooring throughout. The well-appointed kitchen provides ample cabinetry and counter space for everyday living and entertaining. Each bedroom offers a comfortable retreat with abundant natural light. Situated on a generous 0.23-acre lot, the expansive backyard provides endless possibilities. A new roof (2023) adds peace of mind. Located in a quiet community with a low HOA, just minutes from major highways, shopping, dining, and Ocala’s vibrant downtown.

4. 2025-09-08
   price $204,000
5. 2025-08-26
   price $212,000
6. 2025-07-28
   listed $215,000 Active
7. 2023-07-10
   soldstatus $201,000
8. 2023-07-06
   soldstatus $201,000 Closed
9. 2023-05-14
   status Pending
10. 2023-05-10
    listed $200,000 Active
11. 2010-08-29
    historical
12. 2010-07-29
    listed $23,900
13. 2010-07-21
    historical
14. 2010-06-14
    listed $23,900
15. 2010-06-11
    historical
16. 2010-05-13
    historical
17. 2010-05-11
    listed $29,000
18. 2010-01-25
    listed $30,000
19. 2006-09-20
    soldstatus $75,000
20. 2006-05-30
    listed $110,000
21. 1985-09-01
    soldstatus $72,800

ⓘ 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: $2,710 · $226/mo
• Projected year-2 tax: $2,710 · $226/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 ≥108°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,044
• − Mortgage interest: −$10,083
• − Property taxes: −$2,710
• − Insurance: −$900
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − HOA: −$144
• − Depreciation: −$5,236
• Taxable loss: −$2,236
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,290/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

+147.3% since first listed

21 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $209,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $204,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $212,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-10 Sold (Public Records) $201,000 Public Records
• 2023-07-06 Sold (MLS) $201,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-10 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2010-08-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-07-29 Listed $23,900 Stellar MLS as Distributed by MLS Grid
• 2010-07-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-06-14 Listed $23,900 Stellar MLS as Distributed by MLS Grid
• 2010-06-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-05-11 Listed $29,000 Stellar MLS as Distributed by MLS Grid
• 2010-01-25 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 2006-09-20 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-30 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 1985-09-01 Sold (Public Records) $72,800 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,710 · +9.8% YoY. Source: county tax records.