4051 SE 139th St · Belleview, FL 34491

$124,000

3 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 4 Days on market

Built 1995 9,583 sqft lot Est $223k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE-CAN CLOSE QUICK! BANK APPROVED PRICE! Cute as a button! 3 bedroom 2 bath concrete block and stucco home. Cathedral ceilings, plant shelves, walk in closets and 2 car garage. Just some cleaning and you have yourself a great home. Priced to sell!Listing price may not be sufficient to cover all encumbrances, closing costs or other seller charges and sale of property at full listing price may be conditioned upon approval of third parties". All offers subject to 3rd party approval w/ proof of funds. IMPORTANT NOTICE: MORRIS REALTY is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use your service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit.

Key facts

• Open floor plan
• Arched windows
• Conveniently located

Tags

• OPEN FLOOR PLAN
• ARCHED WINDOWS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot size approximately 0.22 acres (75 x 130); Total living area reported as 1,156 square feet; Building area reported as 1,536 square feet; Lot listed as 0 to less than 1/4 acre; Zoning: R1
• Financial info: Lease restrictions apply
• HOA & community: No association indicated

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single family residence; Residential property; One story; Faces south; Entry level: One
• Construction: Stucco construction; Shingle roof; Built on slab
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings
• Laundry & utility: Laundry: Other; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Cap rate 11.6% vs local median 4.5% in Belleview — 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 (#458 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities 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: 705 active listings in the ZIP; 9 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).
• This rent runs 34% of the median local income ($67k/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 $857 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 1.50% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $223,108
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14289 SE 43rd Ter	0.40mi	3/2.0	1,119 (-3%)	1mo	$227,900	$204	75
14060 SE 44th Ave	0.33mi	3/2.0	1,121 (-3%)	6mo	$224,900	$201	74
14173 SE 41st Ter	0.31mi	2/2.0 (-1)	1,200 (+4%)	3mo	$200,000	$167	72
4333 SE 140th St	0.26mi	3/2.0	1,240 (+7%)	5mo	$180,900	$146	72
3435 SE 137th St	0.61mi	3/2.0	1,212 (+5%)	0mo	$225,000	$186	63
4585 SE 136th St	0.58mi	3/2.0	1,121 (-3%)	13mo	$235,000	$210	57
3690 SE 133rd Pl	0.66mi	3/2.0	1,156 (0%)	16mo	$248,200	$215	56
14118 SE 45th Ct	0.48mi	3/1.5	1,014 (-12%)	4mo	$169,900	$168	52
14405 SE 36th Ave	0.65mi	3/2.0	1,276 (+10%)	2mo	$215,000	$168	51
14121 SE 35th Ct	0.50mi	3/2.0	1,232 (+7%)	19mo	$225,000	$183	50
13591 SE 44th Ter	0.49mi	3/2.0	1,056 (-9%)	17mo	$211,000	$200	49
3705 SE 137th Ln	0.36mi	3/2.0	1,318 (+14%)	15mo	$255,000	$193	48

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $15,044
• Equity at exit: $18,489

10-year hold

• IRR: 20.0%
• Equity multiple: 2.69×
• Total profit: $58,534
• Equity at exit: $10,721

Cash invested: $34,720 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 705
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$650
• Tax from tax record: −$220 /mo · $2,635/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $551

Break-even live

Break-even rent $1,166

Max offer price $124,000

Occupancy floor 65%

Sensitivity live

Price	-10% $621	-5% $586	+0% $551	+5% $516	+10% $480
Rent	-10% $403	-5% $477	+0% $551	+5% $624	+10% $698
Rate	-1.0pp $613	-0.5pp $582	base $551	+0.5pp $518	+1.0pp $486

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3820 SE 136th Pl Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	22d	1	0.35mi
3934 SE 142nd St Summerfield, FL	3.0	2.0	1000	$1,499	$1.50	14d	1	0.35mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,525	$1.43	14d	1	0.38mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,595	$1.50	22d	1	0.38mi
3384 SE 138th St Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	22d	1	0.63mi
13609 SE 53rd Ave Summerfield, FL	3.0	2.0	1270	$1,940	$1.53	22d	1	1.19mi
14025 SE 54th Ct Summerfield, FL	2.0	1.5	1008	$1,500	$1.49	14d	1	1.27mi
13705 SE 54th Ct Summerfield, FL	3.0	2.0	1416	$1,895	$1.34	22d	1	1.29mi
13678 SE 55th Ave Summerfield, FL	3.0	2.0	960	$1,499	$1.56	22d	1	1.32mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $124,000 Pending 4 DOM
2. 2026-06-03
   days on market $124,000 Active 3 DOM
3. 2026-06-02
   days on market $124,000 Active 2 DOM
4. 2026-05-31
   remarks 510-char remark
5. 2026-05-31
   listed $124,000 Active 1 DOM

ⓘ 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: $2,635 · $220/mo
• Projected year-2 tax: $2,635 · $220/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,361
• − Mortgage interest: −$6,946
• − Property taxes: −$2,635
• − Insurance: −$620
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$3,607
• Taxable income: $4,976
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $5,413/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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 19,167
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 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: ▼ -107.67%
• Current HPI: 200.0792
• 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

+158.3% since first listed

13 events — show timeline

• 2026-05-31 Listed $124,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2017-06-28 Sold (Public Records) $89,500 Public Records
• 2012-02-09 Sold (Public Records) $45,000 Public Records
• 2012-02-07 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-13 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-10-16 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2001-04-18 Sold (Public Records) $48,000 Public Records
• 1995-08-14 Sold (Public Records) $48,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,635 · +21.1% YoY. Source: county tax records.