6480 NW 61 Ave · Ocala, FL 34482

$289,900

3 bd · 2.0 ba · 1,936 sqft · SingleFamily · 63 Days on market

Built 2026 Excellent condition 0.25 ac lot

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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 +15.3/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. 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 and granite countertops accent the gorgeous kitchen. Appliances include (Refrigerator, Range with hood , Microwave and Dishwasher). Walk-in closet in Master. High Efficiency windows.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $289,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,488.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• To cash-flow at today's rent, offer at most $271k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (18.3% below list).
• Recommended offer: $237k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 43% 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 $8k 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 63 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $236,890 (18.3% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $257,488
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5400 NW 62nd Pl	0.67mi	3/2.0	1,840 (-5%)	1mo	$245,000	$133	60
5851 NW 62nd Ave	0.51mi	3/2.0	1,719 (-11%)	3mo	$245,000	$143	56
6663 NW 60th St	0.69mi	4/2.0 (+1)	1,845 (-5%)	11mo	$223,000	$121	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.68×
• Total profit: $-23,310
• Equity at exit: $38,392

10-year hold

• IRR: 6.7%
• Equity multiple: 1.62×
• Total profit: $44,371
• Equity at exit: $22,263

Cash invested: $72,097 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,369 high
• Mortgage (P&I): −$1,350
• Tax est. 1.5%: −$322 /mo · $3,862/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $92

Break-even live

Break-even rent $2,252

Max offer price $257,488

Occupancy floor 91%

Sensitivity live

Price	-10% $270	-5% $181	+0% $92	+5% $3	+10% $-86
Rent	-10% $-95	-5% $-2	+0% $92	+5% $186	+10% $279
Rate	-1.0pp $222	-0.5pp $157	base $92	+0.5pp $25	+1.0pp $-43

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: $64,372
• Closing costs: $7,725
• Reserves months: —
• Total cash needed: —

Rent comps 13 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
5401 NW 63rd Pl Ocala, FL	3.0	2.0	1894	$1,695	$0.89	15d	1	0.64mi
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	15d	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	15d	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 2 events

1. 2026-04-20
   status Pending
2. 2026-02-16
   listed $289,900 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: $28,427
• − Mortgage interest: −$14,423
• − Property taxes: −$3,862
• − Insurance: −$1,287
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$7,491
• Taxable loss: −$3,185
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $1,868/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 single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a beautiful and move-in-ready living space with potential for further value enhancement through landscaping and interior updates.

Value-add opportunities

• Both Landscaping improvements — Enhanced curb appeal and increased property value.
• Both Interior updates — Modernizing the interior can attract more buyers and renters.
• Rental Appliance maintenance — Ensuring appliances are in good working condition can attract more renters and maintain a higher rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced curb appeal and increased property value. ↑
• Both Interior updates — Modernizing the interior can attract more buyers and renters. ↑
• Rental Appliance maintenance — Ensuring appliances are in good working condition can attract more renters and maintain a higher 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

2 events — show timeline

• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Listed $289,900 Stellar MLS as Distributed by MLS Grid