13985 SW 100th Ln · On Top of the World, FL 34432

$249,900

3 bd · 2.0 ba · 2,241 sqft · SingleFamily public records · 22 Days on market

Built 2003 Est $424k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

?? INVESTOR SPECIAL! 4BR/2BA Home in Dunnellon & acirc; & euro; & ldquo; Needs Some Work! ?? Great opportunity to add your own personal touches and build instant equity! This spacious home is located at 13985 SW 100th Ln, Dunnellon, FL 34432 and is priced at $249,900. ?? Property Highlights: 4 Bedrooms / 2 Bathrooms 2-Car Garage & amp; Porch 2,241 sq ft of Living Area (2,900 sq ft under roof) Huge 0.68-Acre Lot with great privacy ?? BRAND NEW ROOF! (Major expense already completed) Vinyl Flooring throughout the home Condition: The house has great bones and a massive layout but needs some work and cosmetic updates. It is being sold strictly As-Is. Perfect for handym

Key facts

• Vinyl flooring
• Huge 0.68-acre lot
• Brand new roof

Tags

• HUGE 0.68-ACRE LOT
• BRAND NEW ROOF
• VINYL FLOORING

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (23.8% below list).
• Recommended offer: $190k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.9% in On Top of the World — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Dunnellon Elementary School (math 46% / reading 48%, grade D-, #1,191 of 2,144 statewide, top 57%, 580 students, 61% FRL); Dunnellon Middle School (math 48% / reading 42%, grade D, #310 of 571 statewide, top 56%, 678 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 557 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $250k implies a 5000% gain — meaningful room to come down on a strong offer.

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 $190,446 (23.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.76% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $423,549
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10215 SW 134th Ct	0.62mi	3/2.0	2,310 (+3%)	12mo	$435,500	$189	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-46,568
• Equity at exit: $37,261

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-48,509
• Equity at exit: $21,607

Cash invested: $69,972 (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 34432

• Home prices YoY: -21.5%
• Active inventory: 557
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$184 /mo · $2,214/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-95

Break-even live

Break-even rent $2,024

Max offer price $233,194

Occupancy floor 100%

Sensitivity live

Price	-10% $47	-5% $-24	+0% $-95	+5% $-165	+10% $-236
Rent	-10% $-245	-5% $-170	+0% $-95	+5% $-19	+10% $56
Rate	-1.0pp $31	-0.5pp $-31	base $-95	+0.5pp $-159	+1.0pp $-225

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10426 SW 133rd Ave Dunnellon, FL	3.0	2.0	1555	$1,850	$1.19	15d	1	0.81mi
13373 SW 111th Ln Dunnellon, FL	3.0	2.0	1555	$1,650	$1.06	15d	1	1.32mi
13110 SW 89th St Dunnellon, FL	4.0	2.5	1824	$2,200	$1.21	23d	1	1.34mi

Listing history 15 events

1. 2026-06-22
   days on market $249,900 Active 22 DOM
2. 2026-06-18
   days on market $249,900 Active 19 DOM
3. 2026-06-17
   days on market $249,900 Active 18 DOM
4. 2026-06-16
   days on market $249,900 Active 17 DOM
5. 2026-06-15
   days on market $249,900 Active 16 DOM
6. 2026-06-14
   days on market $249,900 Active 14 DOM
7. 2026-06-13
   days on market $249,900 Active 13 DOM
8. 2026-06-10
   days on market $249,900 Active 11 DOM
9. 2026-06-09
   days on market $249,900 Active 10 DOM
10. 2026-06-08
    days on market $249,900 Active 9 DOM
11. 2026-06-07
    days on market $249,900 Active 8 DOM
12. 2026-06-03
    days on market $249,900 Active 4 DOM
13. 2026-06-02
    days on market $249,900 Active 3 DOM
14. 2026-05-31
    remarks 683-char remark
15. 2026-05-31
    listed $249,900 Active 1 DOM

ⓘ 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: $2,214 · $184/mo
• Projected year-2 tax: $2,214 · $184/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 8/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,854
• − Mortgage interest: −$13,998
• − Property taxes: −$2,214
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$7,270
• Taxable loss: −$5,534
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $193/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 — On Top of the World

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 25,668
• Population (ZIP): 13,197

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -57.34%
• Current HPI: 209.595
• Rent YoY: —
• Metro: —
• 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

+5000.0% since first listed

2 events — show timeline

• 2026-05-31 Listed $249,900 FSBO.com
• 2002-09-17 Sold (Public Records) $4,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,214 · +12.4% YoY. Source: county tax records.