2 Clear Pl · Silver Springs Shores, FL 34472

$199,900

2 bd · 2.0 ba · 1,509 sqft · SingleFamily public records · 38 Days on market

Built 1972 0.26 ac lot $132/sqft · at area comps Est $208k · at est.

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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 +12.0/30.0
• ARV discount +9.2/15.0
• Appreciation +8.0/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful move in ready 3 bedroom 2 bathroom home in Silver Spring Shores of Ocala. This home has been renovated with new hurricane rated windows, granite countertops, HVAC, and more. Home features a bonus room for a family room, office, or another bedroom. New kitchen has been completely remodeled with pantry and 2 additional storage closets, stainless steel appliances including new refrigerator, stove, dishwasher, and microwave. Bathrooms have been remodeled with new vanities and toilets. Tile flooring throughout. Interior and Exterior painting with Behr Ultra paint. New electrical service panel-breaker box, fans, outlets, doors, etc. Great sized front and back yard. Location is key with golf course, tennis facility, public park, playground, plenty of shopping and restaurants nearby. Call for your showing today!

Key facts

• Covered carport
• Large yard
• Extended driveway

Tags

• CERAMIC TILE FLOORING
• LARGE YARD
• EXTENDED DRIVEWAY
• COVERED CARPORT

Property features AI

Finance

• Other: Homestead exempt; Zoned R1; Lot approx. 0.26 acres (about 80 x 144); Vegetation: trees/landscaped; Public maintained road; Unfurnished
• HOA & community: No association

Exterior

• Parking: Driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available
• Home design: Single family residence; One story; East facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on public records
• Exterior features: Private mailbox; Cleared lot; In-county location; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Solid surface counters; Solid wood cabinets; Split bedroom floorplan; Thermostat; Walk-in closets; Bonus room; Inside utility
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-46 ($-550/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (21.0% below list).
• Recommended offer: $158k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Silver Springs Shores — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,920 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (median comp): $207,902
• List price: $199,900
• Delta: -3.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Silver Dr	0.25mi	3/2.0 (+1)	1,456 (-4%)	17mo	$230,000	$158	63
13 Brook Pl	0.39mi	3/2.0 (+1)	1,473 (-2%)	20mo	$285,000	$193	56
31 Palm Rd	0.46mi	3/2.0 (+1)	1,372 (-9%)	13mo	$220,000	$160	48
7 Emerald Way	0.40mi	3/2.0 (+1)	1,680 (+11%)	14mo	$160,000	$95	46
13 Emerald Ct	0.56mi	3/2.0 (+1)	1,427 (-5%)	22mo	$250,000	$175	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: 13.3%
• Equity multiple: 1.89×
• Total profit: $49,591
• Equity at exit: $124,814

10-year hold

• IRR: 13.0%
• Equity multiple: 3.51×
• Total profit: $140,404
• Equity at exit: $225,613

Cash invested: $55,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-46

Break-even live

Break-even rent $1,637

Max offer price $191,798

Occupancy floor 98%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Sapphire Run Ocala, FL	3.0	2.0	1255	$1,500	$1.20	21d	1	0.40mi
708 Bahia Cir Ocala, FL	3.0	2.0	1352	$1,500	$1.11	21d	1	0.88mi
8 Ash Pass Run Ocala, FL	3.0	2.0	1128	$1,650	$1.46	21d	1	0.93mi
619 Silver Pass Ocala, FL	3.0	2.0	1510	$1,495	$0.99	21d	1	0.94mi
9337 Bahia Rd Ocala, FL	3.0	2.0	1402	$1,765	$1.26	14d	1	0.98mi
633 Silver Pass Unit B Ocala, FL	2.0	2.0	1072	$1,500	$1.40	21d	1	0.98mi
478 Water Pl Ocala, FL	3.0	2.0	1228	$1,650	$1.34	21d	1	0.99mi
582 Fairways Cir Unit A Ocala, FL	2.0	2.0	1304	$1,500	$1.15	21d	1	1.07mi
60 Bahia Court Trak Ocala, FL	3.0	2.0	1413	$1,695	$1.20	21d	1	1.08mi
2 Ash Dr Ocala, FL	3.0	2.0	1083	$1,750	$1.62	14d	1	1.11mi
455 Water Rd Ocala, FL	3.0	2.0	1275	$1,450	$1.14	14d	1	1.11mi
549 Fairways Dr Unit A Ocala, FL	2.0	2.0	1072	$1,200	$1.12	21d	1	1.12mi
553 Fairways Cir Unit B Ocala, FL	2.0	2.0	1304	$1,700	$1.30	14d	1	1.12mi
608 Midway Dr Unit A Ocala, FL	2.0	1.5	1054	$1,500	$1.42	14d	1	1.14mi
446 Water Rd Ocala, FL	3.0	2.0	1248	$1,425	$1.14	21d	1	1.18mi
226 Oak Cir Ocala, FL	3.0	2.0	1406	$1,675	$1.19	14d	1	1.19mi
325 Oak Track Ct Ocala, FL	3.0	2.0	1163	$1,550	$1.33	21d	1	1.48mi

Listing history 19 events

1. 2026-06-07
   statusdays on market $199,900 Pending 38 DOM
2. 2026-06-03
   days on market $199,900 Active 36 DOM
3. 2026-06-02
   days on market $199,900 Active 35 DOM
4. 2026-06-01
   pricedays on market $199,900 Active 34 DOM
5. 2026-05-31
   days on market $225,000 Active 33 DOM
6. 2026-05-30
   days on market $225,000 Active 32 DOM
7. 2026-04-28
   listed $235,000 Active 1071-char remark
8. 2025-06-27
   historical
9. 2025-06-03
   price $230,000
10. 2025-05-24
    listed $237,500 Active
11. 2020-07-10
    soldstatus $137,900

    Show marketing remark (825 chars)

    Beautiful move in ready 3 bedroom 2 bathroom home in Silver Spring Shores of Ocala. This home has been renovated with new hurricane rated windows, granite countertops, HVAC, and more. Home features a bonus room for a family room, office, or another bedroom. New kitchen has been completely remodeled with pantry and 2 additional storage closets, stainless steel appliances including new refrigerator, stove, dishwasher, and microwave. Bathrooms have been remodeled with new vanities and toilets. Tile flooring throughout. Interior and Exterior painting with Behr Ultra paint. New electrical service panel-breaker box, fans, outlets, doors, etc. Great sized front and back yard. Location is key with golf course, tennis facility, public park, playground, plenty of shopping and restaurants nearby. Call for your showing today!

12. 2020-07-10
    soldstatus $137,900

    Show marketing remark (825 chars)

    Beautiful move in ready 3 bedroom 2 bathroom home in Silver Spring Shores of Ocala. This home has been renovated with new hurricane rated windows, granite countertops, HVAC, and more. Home features a bonus room for a family room, office, or another bedroom. New kitchen has been completely remodeled with pantry and 2 additional storage closets, stainless steel appliances including new refrigerator, stove, dishwasher, and microwave. Bathrooms have been remodeled with new vanities and toilets. Tile flooring throughout. Interior and Exterior painting with Behr Ultra paint. New electrical service panel-breaker box, fans, outlets, doors, etc. Great sized front and back yard. Location is key with golf course, tennis facility, public park, playground, plenty of shopping and restaurants nearby. Call for your showing today!

13. 2020-06-05
    listed $137,900

    Show marketing remark (825 chars)

    Beautiful move in ready 3 bedroom 2 bathroom home in Silver Spring Shores of Ocala. This home has been renovated with new hurricane rated windows, granite countertops, HVAC, and more. Home features a bonus room for a family room, office, or another bedroom. New kitchen has been completely remodeled with pantry and 2 additional storage closets, stainless steel appliances including new refrigerator, stove, dishwasher, and microwave. Bathrooms have been remodeled with new vanities and toilets. Tile flooring throughout. Interior and Exterior painting with Behr Ultra paint. New electrical service panel-breaker box, fans, outlets, doors, etc. Great sized front and back yard. Location is key with golf course, tennis facility, public park, playground, plenty of shopping and restaurants nearby. Call for your showing today!

14. 2019-08-29
    soldstatus $62,000
15. 2009-01-29
    soldstatus $40,000
16. 2008-10-02
    listed $39,900
17. 2005-11-30
    soldstatus $72,600
18. 2004-04-01
    historical
19. 2003-12-20
    listed $82,900

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $1,942 · $162/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 4/10 Moderate
• 🌡 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: $18,950
• − Mortgage interest: −$11,198
• − Property taxes: −$1,942
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$5,815
• Taxable loss: −$4,036
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $418/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

+141.1% since first listed

16 events — show timeline

• 2026-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-01 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-25 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-24 Listed $237,500 Stellar MLS as Distributed by MLS Grid
• 2020-07-10 Sold (Public Records) $137,900 Public Records
• 2020-07-10 Sold (MLS) $137,900 Stellar MLS as Distributed by MLS Grid
• 2020-06-05 Listed $137,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-29 Sold (Public Records) $62,000 Public Records
• 2009-01-29 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2008-10-02 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-30 Sold (Public Records) $72,600 Public Records
• 2004-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2003-12-20 Listed $82,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $1,942 · +14.5% YoY. Source: county tax records.