11300 SE 74th Ave · Belleview, FL 34420

$224,900

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 61 Days on market

Built 1988 0.25 ac lot $157/sqft · 8% below area Est $244k · 8% 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).

• Cash flow +12.3/30.0
• ARV discount +11.0/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Positioned on a corner lot at the end of a dead-end street, this Belleview 3BR/2BA home offers a setting with fewer immediate neighbors and no HOA. Built in 1988, the home has already seen some exterior updates, including a roof replaced in 2021, a newer garage door, rain gutters, and the added convenience of a storage shed in the backyard. Inside, there’s plenty of potential for a new owner to make cosmetic updates and truly make the space their own. Situated just minutes to downtown Belleview, you're also close to Ocala, The Villages and other North Central Florida hotspots. Whether you're looking for a primary residence, an investment opportunity, or a property with room for person

Key facts

• Minutes to downtown
• Storage shed
• No hoa

Tags

• CORNER LOT
• NO HOA
• ROOF REPLACED
• STORAGE SHED
• MINUTES TO DOWNTOWN

Property features AI

Finance

• Other: Unfurnished
• Financial info: Property zoned R1
• HOA & community: No association

Exterior

• Parking: Driveway; Off-street parking; On-street parking; Garage faces side; Open parking; 2-car garage (attached)
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity available; Cable available; Phone available; High‑speed internet/BB available; Water connected; Sewer connected; Irrigation equipment
• Home design: Single family residence; Single-story; Attached property; Faces east; Completed condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built/structured for residential use
• Exterior features: Front porch; Rear porch (screened); Exterior lighting; Rain gutters; Chain link fencing; Shed(s); Trees and landscaped grounds; Corner lot; City limits; Dead-end street; Paved roads

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Ice maker; Electric water heater
• Bedrooms: 3 bedrooms (single-level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living/dining combination; Open floorplan; Thermostat; Smoke detectors
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-40 ($-477/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (14.8% below list).
• Recommended offer: $192k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.6% in Belleview — 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 (#458 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.
• Zoned schools: Belleview Elementary School (math 48% / reading 44%, grade D-, #1,234 of 2,144 statewide, top 58%, 650 students, 73% FRL); Belleview Middle School (math 49% / reading 50%, grade C, #259 of 571 statewide, top 46%, 1,573 students, 60% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 362 active listings in the ZIP; 7 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).

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 61 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $225k implies a 258% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,622 (14.8% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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?
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: 0.85% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (median comp): $244,101
• List price: $224,900
• Delta: -7.87%
• 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
11375 SE 74th Ave	0.07mi	3/2.0	1,477 (+3%)	2mo	$284,900	$193	91
11793 SE 74th Ter	0.49mi	3/2.0	1,435 (-0%)	9mo	$239,000	$167	69
6941 SE 110th St	0.65mi	3/1.0	1,516 (+6%)	2mo	$100,000	$66	54
6522 SE 111th St	0.74mi	3/2.0	1,338 (-7%)	15mo	$182,500	$136	42
11927 SE 70th Avenue Rd	0.65mi	3/2.0	1,323 (-8%)	20mo	$250,000	$189	40

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-38,946
• Equity at exit: $33,533

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-37,058
• Equity at exit: $19,445

Cash invested: $62,972 (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 34420

• Home prices YoY: -32.8%
• Active inventory: 362
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$280 /mo · $3,365/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-40

Break-even live

Break-even rent $1,967

Max offer price $217,879

Occupancy floor 97%

Sensitivity live

Price	-10% $88	-5% $24	+0% $-40	+5% $-103	+10% $-167
Rent	-10% $-191	-5% $-115	+0% $-40	+5% $36	+10% $112
Rate	-1.0pp $74	-0.5pp $17	base $-40	+0.5pp $-98	+1.0pp $-157

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7208 SE 113th Pl Belleview, FL	4.0	2.0	1828	$2,200	$1.20	23d	1	0.19mi
11806 SE 72nd Terrace Rd Belleview, FL	2.0	2.0	1011	$1,500	$1.48	23d	1	0.51mi
12325 SE 72 Ave Belleview, FL	3.0	2.0	1238	$1,600	$1.29	23d	1	1.05mi
6849 SE 123rd Pl Belleview, FL	3.0	2.0	1305	$1,950	$1.49	15d	1	1.14mi
6920 SE 123rd Pl Belleview, FL	3.0	2.0	1571	$1,850	$1.18	15d	1	1.15mi
21 Olive Cir Ocala, FL	3.0	2.0	1459	$1,800	$1.23	15d	1	1.45mi
5890 SE 119th Pl Belleview, FL	3.0	2.0	1144	$1,449	$1.27	23d	1	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $224,900 Active 61 DOM
2. 2026-06-18
   days on market $224,900 Active 58 DOM
3. 2026-06-17
   days on market $224,900 Active 57 DOM
4. 2026-06-16
   days on market $224,900 Active 56 DOM
5. 2026-06-15
   days on market $224,900 Active 55 DOM
6. 2026-06-14
   days on market $224,900 Active 53 DOM
7. 2026-06-13
   days on market $224,900 Active 52 DOM
8. 2026-06-10
   days on market $224,900 Active 50 DOM
9. 2026-06-09
   days on market $224,900 Active 49 DOM
10. 2026-06-08
    days on market $224,900 Active 48 DOM
11. 2026-06-07
    days on market $224,900 Active 47 DOM
12. 2026-06-03
    days on market $224,900 Active 43 DOM
13. 2026-06-02
    days on market $224,900 Active 42 DOM
14. 2026-06-01
    days on market $224,900 Active 41 DOM
15. 2026-05-31
    days on market $224,900 Active 40 DOM
16. 2026-05-30
    days on market $224,900 Active 39 DOM
17. 2026-04-21
    listed $224,900 Active 735-char remark
18. 1988-01-01
    soldstatus $62,900

ⓘ 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: $3,365 · $280/mo
• Projected year-2 tax: $3,365 · $280/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 ≥109°F today · 20 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: $22,995
• − Mortgage interest: −$12,598
• − Property taxes: −$3,365
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$6,543
• Taxable loss: −$4,315
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $559/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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 19,167
• Population (ZIP): 19,167

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 10% Black 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 4% Iranian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -120.90%
• Current HPI: 247.3176
• 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

+257.6% since first listed

2 events — show timeline

• 2026-04-21 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 1988-01-01 Sold (Public Records) $62,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,365 · +10.7% YoY. Source: county tax records.