9951 SW 88th Court Rd Unit C · On Top of the World, FL 34481

$145,000

2 bd · 2.5 ba · 1,853 sqft · Condo public records · 143 Days on market

Built 1982 $78/sqft · 21% below area Est $185k · 21% under $530/mo HOA · 32% of rent

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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 +6.7/30.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get ready to enjoy an amazing Florida lifestyle in this spacious 1,853-square-foot villa offering 2 bedrooms, 2.5 bathrooms, and both a full-size family room and living room. Located in the Circle Square Woods neighborhood of On Top of the World, Ocala's premier, gated 55+ community known for top-of-the-line resort-style amenities, this home offers all of the living space you have been looking for. A tree-shaded front yard overlooks peaceful and beautifully manicured grounds with a park-like common area complete with a gazebo, providing a relaxing place to enjoy the outdoors. Golf cart access makes it easy to reach nearby shopping, dining, and essential services, and abundant community activities and amenities are only a short distance away. The versatile layout includes a full-size living room and a separate family room centered around a cozy stone-surround fireplace that adds warmth and character to gatherings with friends and family. The kitchen features stainless-steel appliances and a large center island overlooking the family room, perfect for meal prep and casual dining options. The stairway walls of this villa have also been constructed to allow for the installation of a motorized chair lift, making the upper level more easily accessible. The owner’s suite provides a generous retreat with plenty of room to unwind, along with an en suite bath that includes a spacious step-in shower with detailed tilework and a conveniently located linen closet. The guest bedroom also features its own private en-suite bath, while an additional half bath serves the main level. A covered rear patio and vinyl-fenced area create an inviting outdoor space ideal for pets, relaxation, or entertaining. Carefree living awaits as the monthly HOA fee includes basic cable, irrigation water, roof repair, exterior painting every seven years, exterior maintenance and insurance, landscaping, trash & recycling, and 24/7 monitored gates. Kick back and unwind, or head out and enjoy the endless activities available in this vibrant community overflowing with top-tier amenities. Residents have access to three golf courses, indoor and outdoor pools, recreation centers, clubs, concerts, dedicated RV parking, and Veterans’ Park, along with golf cart access to nearby shopping centers and beautiful Shalom Park. Ideally situated off Hwy 200, OTOW is close to banks, restaurants, and medical facilities, and just a short 10-mile drive south of the World Equestrian Center.

Key facts

• Golf cart access
• Large center island
• 1,143 sq ft lot

Tags

• TREE SHADED FRONT YARD
• PARK LIKE COMMON AREA
• GOLF CART ACCESS
• COZY STONE SURROUND FIREPLACE
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (28.2% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $104k (28.2% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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.
• Market conditions: 1151 active listings in the ZIP; 25 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).
• This rent runs 35% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $4k 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 143 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $145k implies a 353% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $104,063 (28.2% 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 143 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 4.38%
• Cash-on-cash: -6.85%
• DSCR: 0.70
• GRM: 7.3

CMA / ARV

• ARV (median comp): $184,617
• List price: $145,000
• Delta: -21.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -27.8%
• Equity multiple: 0.07×
• Total profit: $-37,902
• Equity at exit: $21,620

10-year hold

• IRR: -25.1%
• Equity multiple: -0.25×
• Total profit: $-50,573
• Equity at exit: $12,537

Cash invested: $40,600 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$760
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$60
• HOA: −$530
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-232

Break-even live

Break-even rent $1,945

Max offer price $104,063

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	13d	1	0.10mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.22mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.23mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	13d	1	0.26mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.42mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	21d	1	0.54mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	0.59mi
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	21d	1	0.61mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	21d	1	0.77mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	13d	1	0.81mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	21d	1	0.88mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	0.90mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	0.93mi
9760 SW 101st Ln Ocala, FL	2.0	2.0	1360	$1,500	$1.10	21d	1	0.98mi
9791 SW 96th St Ocala, FL	2.0	2.0	1906	$1,800	$0.94	21d	1	0.99mi
8744 SW 108th Lane Rd Ocala, FL	3.0	2.0	1614	$2,200	$1.36	21d	1	1.04mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	13d	1	1.06mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	21d	1	1.07mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	13d	1	1.10mi
10819 SW 83rd Ct Ocala, FL	3.0	2.0	1601	$1,495	$0.93	21d	1	1.23mi
10061 SW 74th Ter Ocala, FL	3.0	2.0	1894	$1,995	$1.05	13d	1	1.35mi
9119 SW 99th Court Rd Ocala, FL	2.0	2.0	1504	$1,900	$1.26	21d	1	1.38mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	13d	1	1.41mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	21d	1	1.43mi
9746 SW 89th Loop Ocala, FL	2.0	2.0	1660	$1,950	$1.17	21d	1	1.49mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: watertrashcablelandscapingexterior maint.poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $145,000 Active 143 DOM
2. 2026-06-17
   days on market $145,000 Active 142 DOM
3. 2026-06-16
   days on market $145,000 Active 141 DOM
4. 2026-06-15
   days on market $145,000 Active 140 DOM
5. 2026-06-14
   days on market $145,000 Active 138 DOM
6. 2026-06-13
   days on market $145,000 Active 137 DOM
7. 2026-06-10
   days on market $145,000 Active 135 DOM
8. 2026-06-09
   days on market $145,000 Active 134 DOM
9. 2026-06-08
   days on market $145,000 Active 133 DOM
10. 2026-06-07
    days on market $145,000 Active 132 DOM
11. 2026-06-03
    days on market $145,000 Active 128 DOM
12. 2026-06-02
    days on market $145,000 Active 127 DOM
13. 2026-05-31
    days on market $145,000 Active 125 DOM
14. 2026-05-30
    days on market $145,000 Active 124 DOM
15. 2026-04-03
    price $145,000 2492-char remark

    Show marketing remark (2492 chars)

    Get ready to enjoy an amazing Florida lifestyle in this spacious 1,853-square-foot villa offering 2 bedrooms, 2.5 bathrooms, and both a full-size family room and living room. Located in the Circle Square Woods neighborhood of On Top of the World, Ocala's premier, gated 55+ community known for top-of-the-line resort-style amenities, this home offers all of the living space you have been looking for. A tree-shaded front yard overlooks peaceful and beautifully manicured grounds with a park-like common area complete with a gazebo, providing a relaxing place to enjoy the outdoors. Golf cart access makes it easy to reach nearby shopping, dining, and essential services, and abundant community activities and amenities are only a short distance away. The versatile layout includes a full-size living room and a separate family room centered around a cozy stone-surround fireplace that adds warmth and character to gatherings with friends and family. The kitchen features stainless-steel appliances and a large center island overlooking the family room, perfect for meal prep and casual dining options. The stairway walls of this villa have also been constructed to allow for the installation of a motorized chair lift, making the upper level more easily accessible. The owner’s suite provides a generous retreat with plenty of room to unwind, along with an en suite bath that includes a spacious step-in shower with detailed tilework and a conveniently located linen closet. The guest bedroom also features its own private en-suite bath, while an additional half bath serves the main level. A covered rear patio and vinyl-fenced area create an inviting outdoor space ideal for pets, relaxation, or entertaining. Carefree living awaits as the monthly HOA fee includes basic cable, irrigation water, roof repair, exterior painting every seven years, exterior maintenance and insurance, landscaping, trash & recycling, and 24/7 monitored gates. Kick back and unwind, or head out and enjoy the endless activities available in this vibrant community overflowing with top-tier amenities. Residents have access to three golf courses, indoor and outdoor pools, recreation centers, clubs, concerts, dedicated RV parking, and Veterans’ Park, along with golf cart access to nearby shopping centers and beautiful Shalom Park. Ideally situated off Hwy 200, OTOW is close to banks, restaurants, and medical facilities, and just a short 10-mile drive south of the World Equestrian Center.

16. 2026-02-06
    price $160,000 2492-char remark

    Show marketing remark (2492 chars)

    Get ready to enjoy an amazing Florida lifestyle in this spacious 1,853-square-foot villa offering 2 bedrooms, 2.5 bathrooms, and both a full-size family room and living room. Located in the Circle Square Woods neighborhood of On Top of the World, Ocala's premier, gated 55+ community known for top-of-the-line resort-style amenities, this home offers all of the living space you have been looking for. A tree-shaded front yard overlooks peaceful and beautifully manicured grounds with a park-like common area complete with a gazebo, providing a relaxing place to enjoy the outdoors. Golf cart access makes it easy to reach nearby shopping, dining, and essential services, and abundant community activities and amenities are only a short distance away. The versatile layout includes a full-size living room and a separate family room centered around a cozy stone-surround fireplace that adds warmth and character to gatherings with friends and family. The kitchen features stainless-steel appliances and a large center island overlooking the family room, perfect for meal prep and casual dining options. The stairway walls of this villa have also been constructed to allow for the installation of a motorized chair lift, making the upper level more easily accessible. The owner’s suite provides a generous retreat with plenty of room to unwind, along with an en suite bath that includes a spacious step-in shower with detailed tilework and a conveniently located linen closet. The guest bedroom also features its own private en-suite bath, while an additional half bath serves the main level. A covered rear patio and vinyl-fenced area create an inviting outdoor space ideal for pets, relaxation, or entertaining. Carefree living awaits as the monthly HOA fee includes basic cable, irrigation water, roof repair, exterior painting every seven years, exterior maintenance and insurance, landscaping, trash & recycling, and 24/7 monitored gates. Kick back and unwind, or head out and enjoy the endless activities available in this vibrant community overflowing with top-tier amenities. Residents have access to three golf courses, indoor and outdoor pools, recreation centers, clubs, concerts, dedicated RV parking, and Veterans’ Park, along with golf cart access to nearby shopping centers and beautiful Shalom Park. Ideally situated off Hwy 200, OTOW is close to banks, restaurants, and medical facilities, and just a short 10-mile drive south of the World Equestrian Center.

17. 2026-01-26
    listed $180,000 Active 2492-char remark

    Show marketing remark (2492 chars)

    Get ready to enjoy an amazing Florida lifestyle in this spacious 1,853-square-foot villa offering 2 bedrooms, 2.5 bathrooms, and both a full-size family room and living room. Located in the Circle Square Woods neighborhood of On Top of the World, Ocala's premier, gated 55+ community known for top-of-the-line resort-style amenities, this home offers all of the living space you have been looking for. A tree-shaded front yard overlooks peaceful and beautifully manicured grounds with a park-like common area complete with a gazebo, providing a relaxing place to enjoy the outdoors. Golf cart access makes it easy to reach nearby shopping, dining, and essential services, and abundant community activities and amenities are only a short distance away. The versatile layout includes a full-size living room and a separate family room centered around a cozy stone-surround fireplace that adds warmth and character to gatherings with friends and family. The kitchen features stainless-steel appliances and a large center island overlooking the family room, perfect for meal prep and casual dining options. The stairway walls of this villa have also been constructed to allow for the installation of a motorized chair lift, making the upper level more easily accessible. The owner’s suite provides a generous retreat with plenty of room to unwind, along with an en suite bath that includes a spacious step-in shower with detailed tilework and a conveniently located linen closet. The guest bedroom also features its own private en-suite bath, while an additional half bath serves the main level. A covered rear patio and vinyl-fenced area create an inviting outdoor space ideal for pets, relaxation, or entertaining. Carefree living awaits as the monthly HOA fee includes basic cable, irrigation water, roof repair, exterior painting every seven years, exterior maintenance and insurance, landscaping, trash & recycling, and 24/7 monitored gates. Kick back and unwind, or head out and enjoy the endless activities available in this vibrant community overflowing with top-tier amenities. Residents have access to three golf courses, indoor and outdoor pools, recreation centers, clubs, concerts, dedicated RV parking, and Veterans’ Park, along with golf cart access to nearby shopping centers and beautiful Shalom Park. Ideally situated off Hwy 200, OTOW is close to banks, restaurants, and medical facilities, and just a short 10-mile drive south of the World Equestrian Center.

18. 2016-01-01
    historical
19. 2015-07-31
    listed $75,000
20. 2012-09-14
    soldstatus $32,000
21. 2012-03-30
    historical
22. 2011-08-22
    listed $39,900
23. 2005-03-09
    soldstatus $55,000
24. 1987-12-01
    soldstatus $52,700
25. 1983-01-01
    soldstatus $57,100

ⓘ 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: $2,232 · $186/mo
• Projected year-2 tax: $2,232 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,824
• − Mortgage interest: −$8,122
• − Property taxes: −$2,232
• − Insurance: −$725
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − HOA: −$6,360
• − Depreciation: −$4,218
• Taxable loss: −$5,005
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $-1,580/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

• Census place: On Top of the World, FL
• County: Marion County · 315,796 people
• City population: 25,668
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% 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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• 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

+153.9% since first listed

11 events — show timeline

• 2026-04-03 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-07-31 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2012-09-14 Sold (Public Records) $32,000 Public Records
• 2012-03-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-08-22 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-09 Sold (Public Records) $55,000 Public Records
• 1987-12-01 Sold (Public Records) $52,700 Public Records
• 1983-01-01 Sold (Public Records) $57,100 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,232 · -0.9% YoY. Source: county tax records.