Evia Plan · Ocala, FL 34482

$199,990

2 bd · 2.0 ba · 1,562 sqft · SingleFamily · 647 Days on market

Excellent condition ↓ 28% since listing

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ Home, Single Story Attached Design, Large Kitchen Island , Spacious, Open Floor Plan, Large Primary Suite with Walk-In Closet, Split Bedroom Floor Plan , Office, Large Primary Suite with Walk-In Closet, Optional Multi-Slide Door at Great Room, This Plan Is Modeled at: Wickenburg, Sunstone, Verde River, DesignJoy® - Our Curated Package Program; https://online. flippingbook.com/view/ 402362048/, Virtual Tour is of Model Home at Tehaleh

Key facts

• Large kitchen island
• 2 garage spots
• Listed 647 days

Tags

• LARGE KITCHEN ISLAND
• SPLIT BEDROOM FLOOR PLAN
• OPTIONAL MULTI-SLIDE DOOR

🏗️ New construction. The $199,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $274,912.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $17 ($199/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); 663 active listings in the ZIP; 28 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 44% 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 647 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 647 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $274,912
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4802 NW 39th Street Rd	0.28mi	2/2.0	1,565 (+0%)	1mo	$256,150	$164	86
5268 NW 48th Pl	0.52mi	3/2.0 (+1)	1,552 (-1%)	3mo	$215,000	$139	67
5217 NW 43rd Lane Rd	0.47mi	2/2.0	1,565 (+0%)	15mo	$262,990	$168	65
4043 NW 44th Cir	0.59mi	2/2.0	1,614 (+3%)	3mo	$259,990	$161	65
3901 NW 49th Ct	0.21mi	2/2.0	1,666 (+7%)	20mo	$315,000	$189	63
5472 NW 46th Lane Rd	0.58mi	3/2.0 (+1)	1,505 (-4%)	8mo	$264,900	$176	56
5223 NW 48th Pl	0.54mi	2/2.0	1,565 (+0%)	24mo	$285,460	$182	55
4143 NW 44th Cir	0.74mi	2/2.0	1,614 (+3%)	22mo	$286,990	$178	42

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: -10.4%
• Equity multiple: 0.60×
• Total profit: $-30,634
• Equity at exit: $40,990

10-year hold

• IRR: 4.8%
• Equity multiple: 1.43×
• Total profit: $33,184
• Equity at exit: $23,769

Cash invested: $76,975 (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: 663
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,124/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $17

Break-even live

Break-even rent $2,405

Max offer price $274,912

Occupancy floor 94%

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: $68,728
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	14d	1	0.19mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$2,495	$1.50	21d	1	0.33mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.36mi
4342 NW 55th Ct Ocala, FL	3.0	2.5	2172	$2,600	$1.20	14d	1	0.37mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	21d	1	0.40mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	21d	1	0.41mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	21d	1	0.42mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	21d	1	0.43mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	21d	1	0.45mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	14d	1	0.47mi
4111 NW 44th Cir Ocala, FL	3.0	2.0	1505	$2,300	$1.53	14d	1	0.47mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	21d	1	0.48mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	14d	1	0.49mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	14d	1	0.49mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	14d	1	0.50mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.52mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	21d	1	0.53mi
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	21d	1	0.53mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	21d	1	0.54mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	21d	1	0.55mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	21d	1	0.55mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	21d	1	0.55mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	21d	1	0.56mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	14d	1	0.57mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	21d	1	0.57mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	21d	1	0.58mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$1,785	$1.53	21d	1	0.79mi
5391 NW 55th Ct Ocala, FL	3.0	2.0	1332	$1,650	$1.24	21d	1	0.97mi

Listing history 17 events

1. 2026-06-18
   days on market $199,990 Active 647 DOM
2. 2026-06-17
   days on market $199,990 Active 646 DOM
3. 2026-06-16
   days on market $199,990 Active 645 DOM
4. 2026-06-15
   days on market $199,990 Active 644 DOM
5. 2026-06-14
   days on market $199,990 Active 642 DOM
6. 2026-06-13
   days on market $199,990 Active 641 DOM
7. 2026-06-10
   days on market $199,990 Active 639 DOM
8. 2026-06-09
   days on market $199,990 Active 638 DOM
9. 2026-06-08
   days on market $199,990 Active 637 DOM
10. 2026-06-07
    days on market $199,990 Active 636 DOM
11. 2026-06-03
    days on market $199,990 Active 632 DOM
12. 2026-06-02
    days on market $199,990 Active 631 DOM
13. 2026-05-31
    days on market $199,990 Active 629 DOM
14. 2026-05-30
    days on market $199,990 Active 628 DOM
15. 2025-10-13
    price $199,990 445-char remark

    Show marketing remark (445 chars)

    55+ Home, Single Story Attached Design, Large Kitchen Island , Spacious, Open Floor Plan, Large Primary Suite with Walk-In Closet, Split Bedroom Floor Plan , Office, Large Primary Suite with Walk-In Closet, Optional Multi-Slide Door at Great Room, This Plan Is Modeled at: Wickenburg, Sunstone, Verde River, DesignJoy® - Our Curated Package Program; https://online. flippingbook.com/view/ 402362048/, Virtual Tour is of Model Home at Tehaleh

16. 2025-04-23
    price $303,990 445-char remark

    Show marketing remark (445 chars)

    55+ Home, Single Story Attached Design, Large Kitchen Island , Spacious, Open Floor Plan, Large Primary Suite with Walk-In Closet, Split Bedroom Floor Plan , Office, Large Primary Suite with Walk-In Closet, Optional Multi-Slide Door at Great Room, This Plan Is Modeled at: Wickenburg, Sunstone, Verde River, DesignJoy® - Our Curated Package Program; https://online. flippingbook.com/view/ 402362048/, Virtual Tour is of Model Home at Tehaleh

17. 2024-09-09
    listed $278,990 Active 445-char remark

    Show marketing remark (445 chars)

    55+ Home, Single Story Attached Design, Large Kitchen Island , Spacious, Open Floor Plan, Large Primary Suite with Walk-In Closet, Split Bedroom Floor Plan , Office, Large Primary Suite with Walk-In Closet, Optional Multi-Slide Door at Great Room, This Plan Is Modeled at: Wickenburg, Sunstone, Verde River, DesignJoy® - Our Curated Package Program; https://online. flippingbook.com/view/ 402362048/, Virtual Tour is of Model Home at Tehaleh

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,111
• − Mortgage interest: −$15,399
• − Property taxes: −$4,124
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$7,997
• Taxable loss: −$4,442
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $1,265/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

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and functionality.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Resale Replace kitchen faucet — Modern faucet can improve kitchen aesthetics and functionality
• Both Install smart home devices — Smart home devices can increase convenience and property value
• Resale Upgrade lighting fixtures — Upgraded lighting can enhance the home's ambiance and appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace kitchen faucet — Modern faucet can improve kitchen aesthetics and functionality ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑
• Resale Upgrade lighting fixtures — Upgraded lighting can enhance the home's ambiance and appeal ↑

ⓘ 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

-28.3% since first listed

3 events — show timeline

• 2025-10-13 Price Changed $199,990 Zillow
• 2025-04-23 Price Changed $303,990 Zillow
• 2024-09-09 Listed $278,990 Zillow