6472 NW 61st Ave · Ocala, FL 34482

$249,900

3 bd · 2.0 ba · 1,331 sqft · SingleFamily · 8 Days on market

Built 2026 Good condition 0.25 ac lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. 1331 SQ FT LIVING AREA 1868 SQ FT TOTAL UNDER ROOF BEAUTIFUL BRAND-NEW Custom home. Pictures are of a Model Home and not the actual home. Block with stucco 3 bedroom, 2 bath with attached 2 car garage. Beautiful cabinets accent a gorgeous kitchen. Appliances include Refrigerator, Range with hood and Dishwasher. Walk-in closet in Master. High Efficiency windows.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot roughly 0.25 acre (approx. dimensions 80 x 135); Building area (total) 1868 square feet; living area 1331 square feet; Builder license CRC1333956; Lot size reported as 0.25 acres (1/4 to less than 1/2)

Exterior

• Parking: 2-car garage (19 x 24)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residence; One level; Under construction (projected completion July 27, 2026); East-facing
• Construction: Block and concrete construction; Shingle roof; Slab foundation; New construction; Built by Zephyr Homes LLC (Model: Classic)
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split-bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Laundry area in garage

🏗️ New construction. The $249,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,573.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $155 ($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 $233k (6.9% below list).
• Recommended offer: $233k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.2% in Ocala — 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 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.
• Market conditions: Rents rising fast (+11.1%/yr); 670 active listings in the ZIP; 14 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 42% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $68k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $232,732 (6.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $243,573
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6276 NW 62nd Ave	0.22mi	3/2.0	1,380 (+4%)	1mo	$237,000	$172	83
6445 NW 61st Ave	0.06mi	3/2.0	1,473 (+11%)	1mo	$290,700	$197	78
6006 NW 62nd Pl	0.24mi	3/2.0	1,464 (+10%)	2mo	$228,000	$156	71
6441 NW 65th Ave	0.39mi	3/2.0	1,281 (-4%)	7mo	$212,000	$165	70
6174 NW 58th Ter	0.35mi	3/2.0	1,380 (+4%)	10mo	$239,900	$174	69
6518 NW 61st St	0.54mi	3/2.0	1,380 (+4%)	4mo	$248,900	$180	65
6354 NW 61st Ln	0.38mi	3/2.0	1,232 (-7%)	10mo	$225,000	$183	62
6422 NW 62nd Ave	0.41mi	3/2.0	1,232 (-7%)	10mo	$224,000	$182	60
5787 NW 62nd Ave	0.56mi	3/2.0	1,473 (+11%)	4mo	$290,700	$197	53
5389 NW 65th St	0.65mi	3/2.0	1,473 (+11%)	11mo	$299,900	$204	42
6689 NW 61st St	0.67mi	3/2.0	1,473 (+11%)	11mo	$292,900	$199	42
5831 NW 58th Ter	0.57mi	3/2.0	1,144 (-14%)	13mo	$227,000	$198	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-17,243
• Equity at exit: $36,318

10-year hold

• IRR: 8.4%
• Equity multiple: 1.79×
• Total profit: $53,844
• Equity at exit: $21,060

Cash invested: $68,200 (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 34482

• Rents YoY: 11.1%
• Active inventory: 670
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$1,277
• Tax est. 1.5%: −$304 /mo · $3,654/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $155

Break-even live

Break-even rent $2,131

Max offer price $243,573

Occupancy floor 88%

Sensitivity live

Price	-10% $324	-5% $239	+0% $155	+5% $71	+10% $-13
Rent	-10% $-29	-5% $63	+0% $155	+5% $247	+10% $339
Rate	-1.0pp $278	-0.5pp $217	base $155	+0.5pp $92	+1.0pp $28

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: $60,893
• Closing costs: $7,307
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6425 NW 62nd Ter Ocala, FL	3.0	2.0	1349	$3,000	$2.22	22d	1	0.18mi
5907 NW 64th St Ocala, FL	4.0	2.0	1313	$1,699	$1.29	22d	1	0.19mi
6175 NW 59th Ave Ocala, FL	3.0	2.0	1384	$1,745	$1.26	22d	1	0.33mi
6440 NW 66th Ct Ocala, FL	3.0	2.0	992	$1,695	$1.71	14d	1	0.59mi
5532 NW 57th Pl Ocala, FL	2.0	2.0	962	$1,295	$1.35	14d	1	0.78mi
5391 NW 55th Ct Ocala, FL	3.0	2.0	1332	$1,650	$1.24	22d	1	0.96mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	22d	1	1.36mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	22d	1	1.37mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	22d	1	1.40mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	22d	1	1.40mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	14d	1	1.42mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	22d	1	1.43mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	14d	1	1.47mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	22d	1	1.47mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $249,900 Pending 8 DOM
2. 2026-06-03
   days on market $249,900 Active 7 DOM
3. 2026-06-02
   days on market $249,900 Active 6 DOM
4. 2026-06-01
   days on market $249,900 Active 5 DOM
5. 2026-05-31
   days on market $249,900 Active 4 DOM
6. 2026-05-30
   days on market $249,900 Active 3 DOM
7. 2026-05-27
   listed $249,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,928
• − Mortgage interest: −$13,644
• − Property taxes: −$3,654
• − Insurance: −$1,218
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$7,086
• Taxable loss: −$2,142
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $2,378/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is a brand-new custom home with new cabinets, granite countertops, and stainless steel appliances. The home is move-in ready with no visible repairs or maintenance needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Install new landscaping — Improves curb appeal and rental value
• Both Install smart home features — Enhances home's marketability and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Install new landscaping — Improves curb appeal and rental value ↑
• Both Install smart home features — Enhances home's marketability and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

• 2026-05-27 Listed $249,900 Stellar MLS as Distributed by MLS Grid