10805 SE 102nd Pl · Silver Springs Shores, FL 34472

$264,900

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 331 Days on market

Built 1918 2.56 ac lot $200/sqft · 7% above area Est $372k · 29% 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
• Appreciation +8.0/10.0
• Cash flow +7.8/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Price adjustment!!!!! Attention investors: multi units on property. .. so many options. Build your portfolio or bring your hammer and build that equity. Looking for the perfect place to build your dream home, family compound or residential rental community with an additional private road access. This 2.6-acre property might be it! The A1-zoned property comes with two homes already in place (both with their own electric, well, septic, driveway entrance and mailboxes, the second home is a manufactured home and needs rebuilt or replaced, and there's room for plenty more whether a shed or garage your options are almost limitless to a Big barn, horses, goats, chickens, vegetable/ flower gardens. Plus, its proximity to shopping, The Villages, and the World Equestrian Center makes it an ideal location!

Key facts

• Big barn
• A1 zoned property
• 2.56 acre lot

Tags

• A1 ZONED PROPERTY
• ZONED FOR NINE DWELLINGS
• BIG BARN
• VEGETABLE FLOWER GARDENS
• HOME BUSINESSES OPTIONS
• PROXIMITY TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (33.1% below list).
• Recommended offer: $177k (33.1% below list) — sets the bar for 1% rule.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $265k implies a 657% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,131 (33.1% 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 331 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.79%
• DSCR: 0.79
• GRM: 12.5

CMA / ARV

• ARV (median comp): $371,637
• List price: $264,900
• Delta: -28.72%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Locust Pass Dr	0.74mi	3/2.0	1,298 (-2%)	2mo	$238,000	$183	56
235 Locust Pass Ln	0.64mi	3/2.0	1,380 (+4%)	13mo	$255,000	$185	48
6 Locust Loop Ct	0.71mi	3/2.0	1,232 (-7%)	21mo	$236,000	$192	34
274 Locust Pass	0.54mi	3/2.0	1,144 (-14%)	24mo	$241,550	$211	29

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: 10.4%
• Equity multiple: 1.70×
• Total profit: $51,599
• Equity at exit: $165,399

10-year hold

• IRR: 10.8%
• Equity multiple: 3.13×
• Total profit: $157,847
• Equity at exit: $298,974

Cash invested: $74,172 (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: 12.5×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$196 /mo · $2,351/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-296

Break-even live

Break-even rent $2,146

Max offer price $212,585

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-221	+0% $-296	+5% $-371	+10% $-446
Rent	-10% $-436	-5% $-366	+0% $-296	+5% $-226	+10% $-156
Rate	-1.0pp $-163	-0.5pp $-229	base $-296	+0.5pp $-365	+1.0pp $-435

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Locust Pass Run Ocala, FL	3.0	2.0	1003	$1,595	$1.59	14d	1	0.57mi
219 Locust Ln Ocala, FL	3.0	2.0	1232	$1,650	$1.34	14d	1	0.72mi
217 Locust Pass Ln Ocala, FL	3.0	2.0	1011	$1,697	$1.68	14d	1	0.79mi
325 Oak Track Ct Ocala, FL	3.0	2.0	1163	$1,550	$1.33	22d	1	0.81mi
217 Locust Pass Crse Ocala, FL	3.0	2.0	1232	$1,650	$1.34	14d	1	0.81mi
342 Locust Pass Ocala, FL	3.0	2.0	1232	$1,650	$1.34	14d	1	0.85mi
202 Oak Lane Cir Ocala, FL	3.0	2.0	1232	$1,650	$1.34	14d	1	1.07mi
310 Oak Lane Pass Ocala, FL	2.0	2.0	988	$1,325	$1.34	22d	1	1.13mi
6 Locust Course Ln Ocala, FL	3.0	2.0	1263	$1,735	$1.37	14d	1	1.15mi

Listing history 20 events

1. 2026-06-18
   days on market $264,900 Active 331 DOM
2. 2026-06-17
   days on market $264,900 Active 330 DOM
3. 2026-06-16
   days on market $264,900 Active 329 DOM
4. 2026-06-15
   days on market $264,900 Active 328 DOM
5. 2026-06-14
   days on market $264,900 Active 326 DOM
6. 2026-06-13
   days on market $264,900 Active 325 DOM
7. 2026-06-10
   days on market $264,900 Active 323 DOM
8. 2026-06-09
   days on market $264,900 Active 322 DOM
9. 2026-06-08
   days on market $264,900 Active 321 DOM
10. 2026-06-07
    days on market $264,900 Active 320 DOM
11. 2026-06-03
    days on market $264,900 Active 316 DOM
12. 2026-06-02
    days on market $264,900 Active 315 DOM
13. 2026-05-31
    days on market $264,900 Active 313 DOM
14. 2026-05-30
    days on market $264,900 Active 312 DOM
15. 2025-11-29
    price $264,900 808-char remark

    Show marketing remark (808 chars)

    Price adjustment!!!!! Attention investors: multi units on property. .. so many options. Build your portfolio or bring your hammer and build that equity. Looking for the perfect place to build your dream home, family compound or residential rental community with an additional private road access. This 2.6-acre property might be it! The A1-zoned property comes with two homes already in place (both with their own electric, well, septic, driveway entrance and mailboxes, the second home is a manufactured home and needs rebuilt or replaced, and there's room for plenty more whether a shed or garage your options are almost limitless to a Big barn, horses, goats, chickens, vegetable/ flower gardens. Plus, its proximity to shopping, The Villages, and the World Equestrian Center makes it an ideal location!

16. 2025-10-21
    price $269,900 808-char remark

    Show marketing remark (808 chars)

    Price adjustment!!!!! Attention investors: multi units on property. .. so many options. Build your portfolio or bring your hammer and build that equity. Looking for the perfect place to build your dream home, family compound or residential rental community with an additional private road access. This 2.6-acre property might be it! The A1-zoned property comes with two homes already in place (both with their own electric, well, septic, driveway entrance and mailboxes, the second home is a manufactured home and needs rebuilt or replaced, and there's room for plenty more whether a shed or garage your options are almost limitless to a Big barn, horses, goats, chickens, vegetable/ flower gardens. Plus, its proximity to shopping, The Villages, and the World Equestrian Center makes it an ideal location!

17. 2025-09-28
    status Active 808-char remark

    Show marketing remark (808 chars)

    Price adjustment!!!!! Attention investors: multi units on property. .. so many options. Build your portfolio or bring your hammer and build that equity. Looking for the perfect place to build your dream home, family compound or residential rental community with an additional private road access. This 2.6-acre property might be it! The A1-zoned property comes with two homes already in place (both with their own electric, well, septic, driveway entrance and mailboxes, the second home is a manufactured home and needs rebuilt or replaced, and there's room for plenty more whether a shed or garage your options are almost limitless to a Big barn, horses, goats, chickens, vegetable/ flower gardens. Plus, its proximity to shopping, The Villages, and the World Equestrian Center makes it an ideal location!

18. 2025-07-13
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Price adjustment!!!!! Attention investors: multi units on property. .. so many options. Build your portfolio or bring your hammer and build that equity. Looking for the perfect place to build your dream home, family compound or residential rental community with an additional private road access. This 2.6-acre property might be it! The A1-zoned property comes with two homes already in place (both with their own electric, well, septic, driveway entrance and mailboxes, the second home is a manufactured home and needs rebuilt or replaced, and there's room for plenty more whether a shed or garage your options are almost limitless to a Big barn, horses, goats, chickens, vegetable/ flower gardens. Plus, its proximity to shopping, The Villages, and the World Equestrian Center makes it an ideal location!

19. 2025-05-06
    listed $279,900 Active 808-char remark

    Show marketing remark (808 chars)

    Price adjustment!!!!! Attention investors: multi units on property. .. so many options. Build your portfolio or bring your hammer and build that equity. Looking for the perfect place to build your dream home, family compound or residential rental community with an additional private road access. This 2.6-acre property might be it! The A1-zoned property comes with two homes already in place (both with their own electric, well, septic, driveway entrance and mailboxes, the second home is a manufactured home and needs rebuilt or replaced, and there's room for plenty more whether a shed or garage your options are almost limitless to a Big barn, horses, goats, chickens, vegetable/ flower gardens. Plus, its proximity to shopping, The Villages, and the World Equestrian Center makes it an ideal location!

20. 1996-02-28
    soldstatus $35,000

ⓘ 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: $2,351 · $196/mo
• Projected year-2 tax: $2,351 · $196/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $21,256
• − Mortgage interest: −$14,839
• − Property taxes: −$2,351
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$7,706
• Taxable loss: −$8,366
• Est. tax savings @ 24.0%: +$2,008
• After-tax cash flow: $-1,546/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

+656.9% since first listed

6 events — show timeline

• 2025-11-29 Price Changed $264,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 1996-02-28 Sold (Public Records) $35,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,351 · +26.8% YoY. Source: county tax records.