13329 SW 106 St · On Top of the World, FL 34432

$230,999

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 354 Days on market

Built 2024 9,583 sqft lot Est $225k · at est.

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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 +14.0/30.0
• ARV discount +6.3/15.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Country living at its finest! New home on an undeveloped road. Be among the first to experience the charm of this brand-new construction home “Magnolia” Model by Bakan Homes. This beautifully designed home offers a fusion of modern comfort that’s perfect for families, first-time homebuyers, or anyone looking for a fantastic investment opportunity. With 8’ ceilings in the bedrooms and vaulted ceilings in the social areas, this home welcomes you with a sense of openness and comfort. The heart of this home boasts wood soft-close cabinets, elegant quartz countertops, and top-of-the-line stainless steel appliances, including a dishwasher. It's a chef's dream! Enjoy the li

Key facts

• Quartz countertops
• Ceiling fans
• Recessed lighting

Tags

• MAGNOLIA MODEL
• WOOD SOFT-CLOSE CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• RECESSED LIGHTING
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k.

Deal economics

• At list price, monthly cash flow is $29 ($344/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (24.4% below list).
• Recommended offer: $175k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Dunnellon Elementary School (math 46% / reading 48%, grade D-, #1,191 of 2,144 statewide, top 57%, 580 students, 61% FRL); Dunnellon Middle School (math 48% / reading 42%, grade D, #310 of 571 statewide, top 56%, 678 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 557 active listings in the ZIP; 10 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 354 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $231k implies a 1055% 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 $174,531 (24.4% below list)

Questions for the listing agent

1. It's been on market 354 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $224,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13336 SW 106th Pl	0.09mi	3/2.0	1,232 (-2%)	2mo	$214,900	$174	90
10470 SW 132nd Ct	0.13mi	3/2.0	1,260 (-0%)	12mo	$265,000	$210	84
13256 SW 106th St	0.08mi	3/2.0	1,393 (+10%)	3mo	$239,000	$172	77
13286 SW 104th Ln	0.10mi	3/2.0	1,377 (+9%)	9mo	$270,000	$196	73
13303 SW 106th Pl	0.06mi	3/2.0	1,400 (+11%)	12mo	$280,000	$200	69
13381 SW 106th Pl	0.08mi	3/2.0	1,397 (+10%)	20mo	$290,000	$208	62
10434 SW 133rd Ave	0.39mi	3/2.0	1,399 (+11%)	11mo	$249,000	$178	55
13630 SW 108th St	0.40mi	3/2.0	1,434 (+13%)	7mo	$210,000	$146	53
13255 SW 112th St	0.63mi	3/2.0	1,399 (+11%)	13mo	$247,500	$177	42
13251 SW 100th Ln	0.55mi	3/2.0	1,089 (-14%)	20mo	$229,500	$211	35
10150 SW 138th Ct	0.68mi	3/2.0	1,400 (+11%)	19mo	$249,000	$178	34
13370 SW 112th Pl	0.71mi	3/2.0	1,433 (+13%)	16mo	$248,000	$173	31

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-35,733
• Equity at exit: $34,443

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-29,275
• Equity at exit: $19,973

Cash invested: $64,680 (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 34432

• Home prices YoY: -21.5%
• Active inventory: 557
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$1,211
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $29

Break-even live

Break-even rent $1,709

Max offer price $230,999

Occupancy floor 93%

Sensitivity live

Price	-10% $159	-5% $94	+0% $29	+5% $-37	+10% $-102
Rent	-10% $-109	-5% $-40	+0% $29	+5% $98	+10% $167
Rate	-1.0pp $145	-0.5pp $87	base $29	+0.5pp $-31	+1.0pp $-92

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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13439 SW 106th Pl Dunnellon, FL	3.0	2.0	1397	$1,700	$1.22	23d	1	0.09mi
13469 SW 106th St Dunnellon, FL	3.0	2.0	1226	$1,750	$1.43	23d	1	0.12mi
10426 SW 133rd Ave Dunnellon, FL	3.0	2.0	1555	$1,850	$1.19	15d	1	0.18mi
10711 SW 136th Court Rd Dunnellon, FL	2.0	1.0	928	$1,450	$1.56	23d	1	0.32mi
13373 SW 111th Ln Dunnellon, FL	3.0	2.0	1555	$1,650	$1.06	15d	1	0.54mi
13359 SW 112th St Dunnellon, FL	3.0	2.0	1127	$1,750	$1.55	23d	1	0.60mi
13527 SW 100th Ln Dunnellon, FL	3.0	2.0	1352	$2,100	$1.55	23d	1	0.62mi
13669 SW 113th Pl Dunnellon, FL	3.0	2.0	1397	$1,650	$1.18	15d	1	0.78mi
13775 SW 115 Pl Unit 1331069P Dunnellon, FL	3.0	2.0	1399	$9,815	$7.02	23d	1	1.04mi
12412 SW 98th St Dunnellon, FL	3.0	2.0	1648	$2,200	$1.33	23d	1	1.24mi

Listing history 18 events

1. 2026-04-07
   status Pending
2. 2026-03-14
   price $230,999
3. 2026-02-22
   price $231,499
4. 2026-02-11
   status Active
5. 2026-02-03
   historical
6. 2026-01-26
   price $231,900
7. 2026-01-05
   price $232,900
8. 2025-11-16
   price $234,900
9. 2025-10-08
   price $235,900
10. 2025-09-18
    price $236,900
11. 2025-09-11
    price $237,800
12. 2025-08-22
    price $237,900
13. 2025-07-24
    price $239,900
14. 2025-05-16
    price $242,900
15. 2025-05-06
    status Active
16. 2025-03-21
    listed $244,900 Active
17. 2004-09-30
    soldstatus $20,000
18. 2004-08-25
    soldstatus $20,000

ⓘ 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: $510 · $43/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: +$1,407/yr (+$117/mo · 275.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 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: $20,944
• − Mortgage interest: −$12,940
• − Property taxes: −$510
• − Insurance: −$1,155
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$6,720
• Taxable loss: −$3,732
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $1,239/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

• City population: 25,668
• Population (ZIP): 13,197

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -57.34%
• Current HPI: 209.595
• 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

+1055.0% since first listed

18 events — show timeline

• 2026-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $230,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $231,499 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $231,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $232,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-16 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $235,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Price Changed $236,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $237,800 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $237,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $242,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2004-09-30 Sold (Public Records) $20,000 Public Records
• 2004-08-25 Sold (Public Records) $20,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $510 · +249.3% YoY. Source: county tax records.