Crestmere Plan · Liberty Triangle, FL 34476

$296,990

3 bd · 2.0 ba · 1,662 sqft · SingleFamily · 528 Days on market

Good condition ↓ 3% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Crestmere features a welcoming foyer that leads to an open-concept gathering room, designer kitchen with large pantry and center island and a convenient café area. The luxury Owner's Suite includes an Owner's bath with dual sinks and spacious walk-in closet. There's an additional 2 bedrooms and full bath, included covered lanai, laundry room and 2-car garage.

Key facts

• 2 garage spots
• Listed 527 days

🏗️ New construction. The $296,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $297,797.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $297k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-507 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (33.9% below list).
• Recommended offer: $196k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% FRL); Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents soft (-2.6%/yr); 1071 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/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 $9k 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 528 days — a 12% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,371 (33.9% 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 528 days. Have you received any prior offers? Is the seller open to a 34% 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. 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?
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: 0.66% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.29%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $297,797
• List price: $296,990
• Delta: -0.27%
• 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
8796 SW 67th Cir	0.28mi	3/2.0	1,663 (+0%)	2mo	$242,600	$146	85
6748 SW 90th Loop	0.02mi	4/2.0 (+1)	1,580 (-5%)	3mo	$276,816	$175	83
8834 SW 69th Ter	0.26mi	3/2.0	1,703 (+2%)	3mo	$289,990	$170	82
8802 SW 69th Ter	0.29mi	3/2.0	1,703 (+2%)	3mo	$327,775	$192	80
8780 SW 67th Cir	0.41mi	3/2.0	1,663 (+0%)	1mo	$294,485	$177	80
8756 SW 69th Ter	0.33mi	3/2.0	1,703 (+2%)	2mo	$292,000	$171	78
8865 SW 69th Ter	0.42mi	3/2.0	1,663 (+0%)	3mo	$301,080	$181	77
8686 SW 69th Ter	0.39mi	3/2.0	1,703 (+2%)	0mo	$295,495	$174	77
6788 SW 90th Loop	0.07mi	2/2.0 (-1)	1,448 (-13%)	0mo	$225,000	$155	70
8890 SW 68th Terrace Rd	0.21mi	3/2.0	1,897 (+14%)	3mo	$270,000	$142	64
8729 SW 60th Cir	0.73mi	2/2.0 (-1)	1,721 (+4%)	3mo	$246,000	$143	52
8611 SW 65th Avenue Rd	0.62mi	3/2.5	1,885 (+13%)	2mo	$279,000	$148	45

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: -32.3%
• Equity multiple: -0.03×
• Total profit: $-86,252
• Equity at exit: $44,403

10-year hold

• IRR: -59.2%
• Equity multiple: -0.66×
• Total profit: $-138,780
• Equity at exit: $25,748

Cash invested: $83,383 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 64 active · 48 under contract
• Months of supply: 6.2 mo (16%/mo absorbed)
• Median asking: $284,740 ($161/sqft)
• Median days on market: 113 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +11.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34476

• Rents YoY: -2.6%
• Active inventory: 1071
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$1,562
• Tax est. 1.5%: −$372 /mo · $4,467/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-507

Break-even live

Break-even rent $2,605

Max offer price $224,480

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-404	+0% $-507	+5% $-610	+10% $-712
Rent	-10% $-662	-5% $-584	+0% $-507	+5% $-429	+10% $-352
Rate	-1.0pp $-357	-0.5pp $-431	base $-507	+0.5pp $-584	+1.0pp $-662

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: $74,449
• Closing costs: $8,934
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7195 SW 92nd St Ocala, FL	3.0	2.5	1220	$1,750	$1.43	70d	1	0.12mi
6615 SW 89th Ln Ocala, FL	4.0	3.0	1958	$2,195	$1.12	63d	1	0.27mi
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$2,270	$1.73	63d	27	0.55mi
6243 SW 90th St Ocala, FL	2.0	2.0	1700	$1,750	$1.03	70d	1	0.62mi
6644 SW 84th St Ocala, FL	3.0	2.0	1485	$950	$0.64	70d	1	0.70mi
9198 SW 62nd Terrace Rd Ocala, FL	3.0	2.0	1710	$1,850	$1.08	63d	1	0.70mi
6534 SW 82nd Loop Ocala, FL	3.0	2.5	1450	$1,900	$1.31	63d	1	0.78mi
8250 SW 67th Ave Ocala, FL	3.0	2.5	1505	$1,635	$1.09	70d	1	0.85mi
6676 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,710	$1.17	63d	1	0.88mi
6582 SW 81st Loop Ocala, FL	3.0	2.5	1505	$1,700	$1.13	63d	1	0.90mi
6609 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,750	$1.20	63d	1	0.90mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	70d	1	0.93mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	70d	1	1.04mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	70d	1	1.04mi
9324 SW 58th Cir Ocala, FL	3.0	2.0	2141	$2,500	$1.17	70d	1	1.05mi
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	63d	1	1.14mi
5637 SW 93rd St Ocala, FL	4.0	3.0	2039	$2,600	$1.28	63d	1	1.21mi
10061 SW 74th Ter Ocala, FL	3.0	2.0	1894	$1,995	$1.05	63d	1	1.23mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	70d	1	1.35mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	63d	1	1.35mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	70d	1	1.42mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	63d	1	1.45mi
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	70d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $296,990 Active 528 DOM
2. 2026-08-07
   days on market $296,990 Active 527 DOM
3. 2026-08-06
   days on market $296,990 Active 526 DOM
4. 2026-08-05
   days on market $296,990 Active 525 DOM
5. 2026-08-03
   days on market $296,990 Active 523 DOM
6. 2026-07-31
   days on market $296,990 Active 520 DOM
7. 2026-07-30
   days on market $296,990 Active 519 DOM
8. 2026-07-29
   days on market $296,990 Active 518 DOM
9. 2026-07-27
   days on market $296,990 Active 516 DOM
10. 2026-07-25
    days on market $296,990 Active 514 DOM
11. 2026-07-23
    days on market $296,990 Active 512 DOM
12. 2026-07-22
    days on market $296,990 Active 511 DOM
13. 2026-07-21
    days on market $296,990 Active 510 DOM
14. 2026-07-18
    days on market $296,990 Active 507 DOM
15. 2026-07-16
    days on market $296,990 Active 505 DOM
16. 2026-07-16
    days on market $296,990 Active 504 DOM
17. 2026-07-14
    days on market $296,990 Active 503 DOM
18. 2026-07-13
    days on market $296,990 Active 502 DOM
19. 2026-07-12
    days on market $296,990 Active 501 DOM
20. 2026-07-11
    days on market $296,990 Active 500 DOM
21. 2026-07-10
    days on market $296,990 Active 499 DOM
22. 2026-07-10
    days on market $296,990 Active 498 DOM
23. 2026-07-08
    days on market $296,990 Active 497 DOM
24. 2026-07-07
    days on market $296,990 Active 496 DOM
25. 2026-07-06
    days on market $296,990 Active 495 DOM
26. 2026-07-05
    days on market $296,990 Active 494 DOM
27. 2026-07-04
    days on market $296,990 Active 493 DOM
28. 2026-07-03
    days on market $296,990 Active 492 DOM
29. 2026-07-02
    days on market $296,990 Active 491 DOM
30. 2026-07-01
    days on market $296,990 Active 490 DOM
31. 2026-06-30
    days on market $296,990 Active 489 DOM
32. 2026-06-29
    days on market $296,990 Active 488 DOM
33. 2026-06-28
    days on market $296,990 Active 487 DOM
34. 2026-06-28
    days on market $296,990 Active 486 DOM
35. 2026-06-27
    days on market $296,990 Active 485 DOM
36. 2026-06-25
    days on market $296,990 Active 483 DOM
37. 2026-06-23
    days on market $296,990 Active 481 DOM
38. 2026-06-22
    days on market $296,990 Active 480 DOM
39. 2026-06-18
    days on market $296,990 Active 477 DOM
40. 2026-06-17
    days on market $296,990 Active 476 DOM
41. 2026-06-16
    days on market $296,990 Active 475 DOM
42. 2026-06-15
    days on market $296,990 Active 474 DOM
43. 2026-06-14
    days on market $296,990 Active 472 DOM
44. 2026-06-13
    days on market $296,990 Active 471 DOM
45. 2026-06-10
    days on market $296,990 Active 469 DOM
46. 2026-06-09
    days on market $296,990 Active 468 DOM
47. 2026-06-08
    days on market $296,990 Active 467 DOM
48. 2026-06-07
    days on market $296,990 Active 466 DOM
49. 2026-06-03
    days on market $296,990 Active 462 DOM
50. 2026-06-02
    days on market $296,990 Active 461 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,565
• − Mortgage interest: −$16,681
• − Property taxes: −$4,467
• − Insurance: −$1,489
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$8,663
• Taxable loss: −$11,506
• Est. tax savings @ 24.0%: +$2,761
• After-tax cash flow: $-3,319/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.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

This single-family home in Crestmere is in good condition with no visible repairs needed. It offers a well-maintained exterior, interior, and systems, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and value ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Hammett Bowen Jr. Elementary School C+ FL #832/2,144 Nat'l #9,382/41,679 Middle Liberty Middle School F FL #360/571 Nat'l #5,872/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

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 — Liberty Triangle

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

Census & demographics

• Census place: Liberty Triangle, FL
• County: Marion County · 365,905 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% German/W. Germanic 1%

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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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-2.6% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $296,990 Zillow
• 2026-03-03 Price Changed $294,990 Zillow
• 2026-01-07 Price Changed $293,990 Zillow
• 2025-11-21 Price Changed $292,990 Zillow
• 2025-11-21 Price Changed $307,990 Zillow
• 2025-11-21 Price Changed $292,990 Zillow
• 2025-06-18 Price Changed $307,990 Zillow
• 2025-05-03 Price Changed $306,990 Zillow
• 2025-02-27 Listed $304,990 Zillow