4680 NW 44th Ct · Ocala, FL 34482

$185,000

3 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 117 Days on market

Built 1989 10,019 sqft lot $28/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is now under auction terms. PRICE REDUCED!!!-----> Check out this ADORABLE home located in a convenient NW Ocala subdivision. You will find a nice floorplan with inside laundry, screened porch, 2 car garage, fenced back yard, storage shed and MORE. With a little love, this house will be a great HOME!

Key facts

• Breakfast nook
• Walk-in closet
• Private retreat

Tags

• WORLD EQUESTRIAN CENTER
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• BREAKFAST NOOK
• PRIVATE RETREAT
• WALK-IN CLOSET

Property features AI

Finance

• Other: Lot about 0.23 acres (approx. 74 x 135); Paved roads (asphalt, concrete); Living area approx. 1,338 sq ft; total building area approx. 1,800 sq ft
• HOA & community: Has HOA with an annual fee of $338 (monthly approx. $28.17); Association fee required; Deed restrictions; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Electricity connected; Cable available; Phone available; High-speed internet available; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces east
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation; Built as residential (single family)
• Exterior features: Fire pit; Storage

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Freezer; Ice maker; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Living room/dining room combo; Solid surface counters; Walk-in closet(s)
• Laundry & utility: Inside laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.2% in Ocala — 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 (#476 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.
• Market conditions: Rents rising fast (+11.1%/yr); 663 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $2,527/mo this rent would consume 46% of the median local household income ($66k/yr) (locally 282% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $185k implies a 403% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.55×
• Total profit: $28,382
• Equity at exit: $27,584

10-year hold

• IRR: 25.5%
• Equity multiple: 3.77×
• Total profit: $143,582
• Equity at exit: $15,995

Cash invested: $51,800 (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 34482

• Rents YoY: 11.1%
• Active inventory: 663
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,527 high
• Mortgage (P&I): −$970
• Tax from tax record: −$216 /mo · $2,586/yr
• Insurance: −$77
• HOA: −$28
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $706

Break-even live

Break-even rent $1,634

Max offer price $185,000

Occupancy floor 67%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	21d	1	0.37mi
4111 NW 44th Cir Ocala, FL	3.0	2.0	1505	$2,300	$1.53	14d	1	0.37mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	14d	1	0.40mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.50mi
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	14d	1	0.60mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$2,495	$1.50	21d	1	0.65mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	21d	1	0.75mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	21d	1	0.77mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	21d	1	0.81mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	21d	1	0.82mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.86mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	21d	1	0.89mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	21d	1	0.90mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	14d	1	0.91mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	14d	1	0.99mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	14d	1	1.02mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	21d	1	1.04mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	21d	1	1.07mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	21d	1	1.11mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	21d	1	1.12mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	21d	1	1.12mi
5391 NW 55th Ct Ocala, FL	3.0	2.0	1332	$1,650	$1.24	21d	1	1.15mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	14d	1	1.19mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	21d	1	1.21mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	21d	1	1.23mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	21d	1	1.25mi
5532 NW 57th Pl Ocala, FL	2.0	2.0	962	$1,295	$1.35	14d	1	1.27mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$2,045	$1.75	21d	1	1.34mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 16 events

1. 2026-05-09
   status Pending
2. 2026-04-27
   price $185,000
3. 2026-04-20
   price $190,000
4. 2026-03-24
   price $193,000
5. 2026-02-22
   price $195,000
6. 2026-01-29
   price $198,500
7. 2026-01-12
   listed $199,985 Active
8. 2015-09-25
   historical
9. 2015-08-26
   listed $78,000
10. 2012-09-28
    soldstatus $36,750 318-char remark

    Show marketing remark (318 chars)

    This property is now under auction terms. PRICE REDUCED!!!-----> Check out this ADORABLE home located in a convenient NW Ocala subdivision. You will find a nice floorplan with inside laundry, screened porch, 2 car garage, fenced back yard, storage shed and MORE. With a little love, this house will be a great HOME!

11. 2012-03-27
    listed $39,900 318-char remark

    Show marketing remark (318 chars)

    This property is now under auction terms. PRICE REDUCED!!!-----> Check out this ADORABLE home located in a convenient NW Ocala subdivision. You will find a nice floorplan with inside laundry, screened porch, 2 car garage, fenced back yard, storage shed and MORE. With a little love, this house will be a great HOME!

12. 2006-05-01
    soldstatus $139,000
13. 2006-04-25
    soldstatus $139,000
14. 2005-11-06
    listed $139,900
15. 2000-06-16
    soldstatus $70,000
16. 1991-06-01
    soldstatus $43,000

ⓘ 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: $2,586 · $216/mo
• Projected year-2 tax: $2,586 · $216/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,329
• − Mortgage interest: −$10,363
• − Property taxes: −$2,586
• − Insurance: −$925
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − HOA: −$336
• − Depreciation: −$5,382
• Taxable income: $5,884
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $7,058/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 — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

+330.2% since first listed

16 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $193,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $198,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Listed $199,985 Stellar MLS as Distributed by MLS Grid
• 2015-09-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-26 Listed $78,000 Stellar MLS as Distributed by MLS Grid
• 2012-09-28 Sold (MLS) $36,750 Stellar MLS as Distributed by MLS Grid
• 2012-03-27 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-01 Sold (Public Records) $139,000 Public Records
• 2006-04-25 Sold (MLS) $139,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-06 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2000-06-16 Sold (Public Records) $70,000 Public Records
• 1991-06-01 Sold (Public Records) $43,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,586 · +15.4% YoY. Source: county tax records.