13825 SW 42nd Ave · Marion Oaks, FL 34473

$255,000

3 bd · 2.0 ba · 1,797 sqft · SingleFamily public records · 19 Days on market

Built 1987 10,454 sqft lot $142/sqft · 5% below area Est $269k · 5% under

---

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 +12.8/30.0
• ARV discount +9.9/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Charming 3-bedroom, 2-bath home with 1,797 sq ft and private enclosed pool! Enjoy a spacious layout, ideal for entertaining, plus a screened-in outdoor retreat perfect for relaxing year-round. Convenient location close to everything you need-don't miss this one!

Key facts

• Convenient location
• 0.24 acre lot
• 2 garage spots

Tags

• PRIVATE ENCLOSED POOL
• SCREENED-IN OUTDOOR RETREAT
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No HOA/association

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity connected; Public utilities available; Septic tank
• Home design: Single family residence; One story; North-facing; Homesteaded
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.24-acre lot (approximately 83 x 125)
• Exterior features: Private in-ground pool with screen enclosure; Other exterior features

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-23 ($-276/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (24.2% below list).
• Recommended offer: $193k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Marion Oaks — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents soft (-0.7%/yr); 1372 active listings in the ZIP; 35 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).
• This rent runs 32% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k 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 19 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $255k implies a 150% 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 $193,368 (24.2% 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. 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: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (median comp): $269,292
• List price: $255,000
• Delta: -5.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13750 SW 43rd Cir	0.24mi	4/2.0 (+1)	1,643 (-9%)	2mo	$260,000	$158	68
14325 SW 44th Ave	0.55mi	4/2.0 (+1)	1,778 (-1%)	2mo	$299,900	$169	66
14001 SW 34th Terrace Rd	0.32mi	2/2.0 (-1)	1,691 (-6%)	8mo	$335,000	$198	64
4169 SW 134th St	0.45mi	3/2.0	1,675 (-7%)	5mo	$175,000	$104	63
4064 SW 132nd Ln	0.54mi	4/2.0 (+1)	1,736 (-3%)	3mo	$301,900	$174	61
14402 SW 34th Terrace Rd	0.70mi	3/2.5	1,792 (-0%)	10mo	$212,000	$118	56
16791 SW 47th Ave #35	0.59mi	4/2.0 (+1)	1,833 (+2%)	14mo	$315,000	$172	52
13379 SW 37th Ave	0.63mi	4/2.0 (+1)	1,826 (+2%)	14mo	$300,000	$164	52
17362 SW 38th Avenue Rd	0.51mi	4/2.5 (+1)	1,679 (-7%)	11mo	$309,900	$185	49
13362 SW 38th Ct	0.54mi	4/3.0 (+1)	2,000 (+11%)	6mo	$335,000	$168	42
4126 SW 132nd Ln	0.54mi	4/2.0 (+1)	1,536 (-14%)	12mo	$272,000	$177	36
14559 SW 45th Cir	0.73mi	4/3.0 (+1)	1,912 (+6%)	14mo	$330,000	$173	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-48,556
• Equity at exit: $38,021

10-year hold

• IRR: -20.1%
• Equity multiple: 0.07×
• Total profit: $-66,480
• Equity at exit: $22,048

Cash invested: $71,400 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1372
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-23

Break-even live

Break-even rent $1,963

Max offer price $250,931

Occupancy floor 96%

Sensitivity live

Price	-10% $121	-5% $49	+0% $-23	+5% $-95	+10% $-167
Rent	-10% $-176	-5% $-99	+0% $-23	+5% $53	+10% $130
Rate	-1.0pp $105	-0.5pp $42	base $-23	+0.5pp $-89	+1.0pp $-156

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4004 SW 138th Pl Ocala, FL	3.0	2.0	1348	$1,695	$1.26	22d	1	0.16mi
13805 SW 43rd Cir Ocala, FL	4.0	2.0	1494	$1,800	$1.20	22d	1	0.16mi
13731 SW 40th Cir Ocala, FL	3.0	2.0	1463	$1,695	$1.16	15d	1	0.17mi
13690 SW 43rd Cir Ocala, FL	4.0	3.0	1802	$2,200	$1.22	15d	1	0.28mi
251 Marion Oaks Crse Ocala, FL	3.0	2.0	1373	$1,795	$1.31	22d	1	0.35mi
14193 SW 44th Ct Ocala, FL	3.0	2.0	1449	$1,599	$1.10	15d	1	0.40mi
13401 SW 43rd Avenue Rd Ocala, FL	3.0	2.0	1514	$1,900	$1.25	15d	1	0.45mi
3995 SW 134th St Ocala, FL	4.0	2.0	1751	$2,100	$1.20	22d	1	0.49mi
4309 SW 143rd Lane Rd Ocala, FL	3.0	2.0	1238	$1,799	$1.45	15d	1	0.50mi
4052 SW 132nd Ln Ocala, FL	4.0	2.0	1751	$2,000	$1.14	22d	1	0.56mi
4428 SW 132nd St Ocala, FL	3.0	2.0	1600	$1,700	$1.06	22d	1	0.66mi
14525 SW 42nd Terrace Rd Ocala, FL	3.0	2.0	1344	$1,850	$1.38	15d	1	0.72mi
3892 SW 130th Loop Ocala, FL	4.0	2.0	1700	$2,200	$1.29	15d	1	0.83mi
13341 SW 29th Cir Ocala, FL	3.0	2.0	1596	$1,725	$1.08	15d	1	0.84mi
13341 SW 29th Cir Unit NA Ocala, FL	3.0	2.0	1596	$1,685	$1.06	22d	1	0.84mi
3971 SW 130th Loop Ocala, FL	4.0	2.0	1485	$2,000	$1.35	15d	1	0.87mi
4691 SW 129th Pl Ocala, FL	4.0	2.0	1643	$1,850	$1.13	22d	1	0.99mi
13410 SW 31st Terrace Rd Ocala, FL	4.0	2.0	1787	$1,899	$1.06	22d	1	1.02mi
14007 SW 30th Terrace Rd Ocala, FL	3.0	2.0	1710	$1,675	$0.98	22d	1	1.03mi
13416 SW 31st Terrace Rd Ocala, FL	4.0	2.0	1787	$2,199	$1.23	15d	1	1.03mi
14843 SW 48th Ave Ocala, FL	4.0	2.0	1573	$1,725	$1.10	22d	1	1.15mi
4572 SW 149th St Ocala, FL	4.0	2.0	1751	$1,950	$1.11	22d	1	1.23mi
2870 SW 143rd Place Rd Ocala, FL	3.0	2.0	2040	$1,850	$0.91	22d	1	1.26mi
376 Marion Oaks Trl Ocala, FL	4.0	3.0	2327	$2,000	$0.86	22d	1	1.26mi
4484 SW 151st St Ocala, FL	4.0	2.0	1578	$1,750	$1.11	22d	1	1.32mi
14965 SW 48th Ave Ocala, FL	4.0	2.0	1342	$1,700	$1.27	15d	1	1.33mi
14919 SW 46th Cir Ocala, FL	4.0	3.0	1870	$2,000	$1.07	15d	1	1.34mi
15018 SW 48th Ave Ocala, FL	3.0	2.0	1413	$1,625	$1.15	15d	1	1.35mi
3500 SW 150th Lane Rd Ocala, FL	3.0	2.0	1789	$1,750	$0.98	15d	1	1.37mi
4967 SW 150th Ln Ocala, FL	4.0	2.0	1696	$1,950	$1.15	22d	1	1.37mi
12732 SW 33rd Ave Ocala, FL	4.0	2.0	1696	$2,200	$1.30	15d	1	1.38mi
14245 SW 28th Ct Ocala, FL	4.0	2.0	1774	$1,900	$1.07	15d	1	1.38mi
15209 SW 46th Cir Ocala, FL	3.0	2.0	1691	$1,650	$0.98	22d	1	1.39mi
422 Marion Oaks Crse Ocala, FL	4.0	2.0	1578	$1,900	$1.20	15d	1	1.41mi
3011 SW 140th Loop Ocala, FL	3.0	2.0	1335	$1,695	$1.27	22d	1	1.49mi

Listing history 4 events

1. 2026-05-04
   listed $255,000 Active 262-char remark
2. 2003-03-07
   soldstatus $102,000
3. 1987-08-01
   soldstatus $68,200
4. 1987-06-01
   soldstatus $4,000

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$831/yr (+$69/mo · 64.6%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,204
• − Mortgage interest: −$14,284
• − Property taxes: −$1,286
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$7,418
• Taxable loss: −$4,771
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $869/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 — Marion Oaks

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

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+6275.0% since first listed

5 events — show timeline

• 2026-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2003-03-07 Sold (Public Records) $102,000 Public Records
• 1987-08-01 Sold (Public Records) $68,200 Public Records
• 1987-06-01 Sold (Public Records) $4,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,286 · +22.3% YoY. Source: county tax records.