8193 SW 135th Street Rd · Marion Oaks, FL 34473

$5,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 11 Days on market

Built 2022

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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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.3/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. COME CHECK OUT THIS BEAUTIFUL 3 BEDROOM 2 BATHROOM HOME WITH A 2 CAR GARAGE PLUS LARGE LANAI! THIS HOME FEATURES AN OPEN FLOOR PLAN, BEAUTIFUL KITCHEN CABINETS WITH GRANITE COUNTERTOP, STAINLESS STEEL APPLIANCES, LARGE LIVING ROOM AREA, SPACIOUS MASTER BEDROOM WITH TRAY CEILING, WALKIN CLOSET, SLIDING DOOR LEADING TO LANIA. ALSO INCLUDED, FRONT DOOR WITH SIDE GLASS, WATERPROOF LAMINATE FLOORING, TILED BATHROOMS WITH TUB IN HALL BATH AND SHOWER IN MASTER BATH. SPLIT FLOOR PLAN, CEILING FANS IN ROOMS. THIS PROPERTY HAS LOTS OF UPGRADES, CLOSE TO SCHOOLS, SHOPPING, DINING, AND ENTERTAINMENT. EASY ACCESS TO I-75 AND MAJOR HIGHWAYS. MUST SEE! -

Key facts

• 2 garage spots
• Listed 10 days

Property features AI

Finance

• Other: Lot approximately 0.23 acres; Directions: From I-75 take SW 484 about 6 miles, turn left onto 135th St; home is 0.4 miles on the right

Exterior

• Parking: Attached 2-car garage
• Home design: Residential property
• Construction: One-story construction
• Exterior features: R-1 zoning

Interior

• Bathrooms: Two full bathrooms
• Interior features: Single-story layout

🏗️ New construction. The $5,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $273,552.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

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.
• Market conditions: Rents soft (-0.7%/yr); 1372 active listings in the ZIP; 24 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 33% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: property tax is 82.1% of price.
• 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 $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $273,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
781 SW Marion Oaks Pass	0.46mi	3/2.0	1,614 (-3%)	3mo	$231,000	$143	70
13057 SW 85th Cir	0.59mi	3/2.0	1,599 (-4%)	1mo	$245,000	$153	64
13145 SW 78th Cir	0.43mi	3/2.0	1,525 (-9%)	2mo	$275,000	$180	64
7985 SW 138th St	0.59mi	3/2.0	1,529 (-8%)	1mo	$290,000	$190	58
13806 SW 80th Ct	0.43mi	4/2.0 (+1)	1,828 (+10%)	2mo	$329,990	$181	57
13736 SW 81st Cir	0.56mi	4/2.0 (+1)	1,806 (+8%)	1mo	$269,990	$149	55
8026 SW Hwy 484 #86	0.37mi	4/2.0 (+1)	1,833 (+10%)	8mo	$300,000	$164	54
13897 SW 80th Ave	0.51mi	4/2.0 (+1)	1,751 (+5%)	11mo	$219,900	$126	54
13130 SW 78th Cir	0.41mi	4/2.0 (+1)	1,806 (+8%)	11mo	$255,000	$141	53
8025 SW Highway 484	0.39mi	3/2.0	1,435 (-14%)	8mo	$190,000	$132	52
8807 SW 132nd Ln	0.63mi	3/2.0	1,487 (-11%)	5mo	$260,000	$175	48
13314 SW 78 Cir #121	0.74mi	4/2.0 (+1)	1,833 (+10%)	1mo	$300,000	$164	44

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: -27.6%
• Equity multiple: 0.10×
• Total profit: $-69,143
• Equity at exit: $40,787

10-year hold

• IRR: -41.8%
• Equity multiple: -0.40×
• Total profit: $-107,308
• Equity at exit: $23,652

Cash invested: $76,595 (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: 0.2×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,435
• Tax est. 1.5%: −$342 /mo · $4,103/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-297

Break-even live

Break-even rent $2,393

Max offer price $230,530

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-203	+0% $-297	+5% $-392	+10% $-486
Rent	-10% $-457	-5% $-377	+0% $-297	+5% $-218	+10% $-138
Rate	-1.0pp $-160	-0.5pp $-228	base $-297	+0.5pp $-368	+1.0pp $-440

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: $68,388
• Closing costs: $8,207
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8341 SW 135th Loop Ocala, FL	3.0	2.0	1623	$1,600	$0.99	22d	1	0.20mi
8427 SW 136th St Ocala, FL	3.0	2.0	1762	$2,095	$1.19	22d	1	0.25mi
8070 SW 131st Ln Ocala, FL	3.0	2.0	1642	$2,400	$1.46	15d	1	0.29mi
13130 SW 78th Cir Ocala, FL	4.0	2.0	1816	$1,900	$1.05	15d	1	0.39mi
7883 SW 138th Street Rd Ocala, FL	4.0	3.0	1865	$2,125	$1.14	22d	1	0.44mi
8398 SW 138th Pl Ocala, FL	3.0	2.0	1660	$1,900	$1.14	22d	1	0.45mi
13092 SW 84th Terrace Rd Ocala, FL	4.0	2.0	1800	$1,800	$1.00	22d	1	0.45mi
13033 SW 82nd Avenue Rd Ocala, FL	3.0	2.0	1413	$1,895	$1.34	15d	1	0.45mi
769 Marion Oaks Pass Ocala, FL	4.0	2.0	1696	$1,950	$1.15	15d	1	0.52mi
13215 SW 77th Ave Ocala, FL	3.0	2.0	1315	$1,800	$1.37	15d	1	0.58mi
8713 SW 138th St Ocala, FL	3.0	2.0	1554	$1,950	$1.25	22d	1	0.62mi
12847 SW 84th Terrace Rd Ocala, FL	3.0	2.0	1393	$1,850	$1.33	22d	1	0.69mi
8181 SW 128th Loop Ocala, FL	3.0	2.0	1402	$1,745	$1.24	15d	1	0.70mi
8934 SW 135th Street Rd Ocala, FL	4.0	2.5	1824	$2,200	$1.21	22d	1	1.00mi
13101 SW 72nd Terrace Rd Ocala, FL	4.0	3.0	2088	$2,250	$1.08	15d	1	1.04mi
7060 SW 131st Loop Ocala, FL	4.0	2.0	1787	$1,899	$1.06	15d	1	1.08mi
7146 SW 134th St Ocala, FL	3.0	2.0	1733	$1,600	$0.92	22d	1	1.09mi
14576 SW 75th Cir Ocala, FL	3.0	2.0	1936	$1,945	$1.00	15d	1	1.14mi
7052 SW 131st Loop Ocala, FL	3.0	2.0	1718	$1,550	$0.90	22d	1	1.15mi
7011 SW 136th Ln Ocala, FL	3.0	2.0	1670	$2,300	$1.38	15d	1	1.19mi
6872 SW 132nd Pl Ocala, FL	4.0	2.0	1774	$2,200	$1.24	22d	1	1.36mi
6872 SW 132nd St Ocala, FL	4.0	2.0	1774	$2,200	$1.24	22d	1	1.38mi
13205 SW 65th Cir Ocala, FL	4.0	3.0	1802	$2,200	$1.22	15d	1	1.46mi
6732 SW 132nd St Ocala, FL	4.0	2.0	1774	$1,950	$1.10	15d	1	1.50mi

Listing history 17 events

1. 2026-06-08
   days on market $5,000 Active 11 DOM
2. 2026-06-07
   days on market $5,000 Active 10 DOM
3. 2026-06-03
   days on market $5,000 Active 6 DOM
4. 2026-06-02
   days on market $5,000 Active 5 DOM
5. 2026-06-01
   days on market $5,000 Active 4 DOM
6. 2026-05-31
   days on market $5,000 Active 3 DOM
7. 2026-05-30
   days on market $5,000 Active 2 DOM
8. 2026-05-28
   listed $5,000 Active
9. 2025-09-29
   historical
10. 2025-09-17
    listed $170,000 New
11. 2022-01-27
    soldstatus $284,900 Closed 667-char remark

    Show marketing remark (667 chars)

    Under Construction. COME CHECK OUT THIS BEAUTIFUL 3 BEDROOM 2 BATHROOM HOME WITH A 2 CAR GARAGE PLUS LARGE LANAI! THIS HOME FEATURES AN OPEN FLOOR PLAN, BEAUTIFUL KITCHEN CABINETS WITH GRANITE COUNTERTOP, STAINLESS STEEL APPLIANCES, LARGE LIVING ROOM AREA, SPACIOUS MASTER BEDROOM WITH TRAY CEILING, WALKIN CLOSET, SLIDING DOOR LEADING TO LANIA. ALSO INCLUDED, FRONT DOOR WITH SIDE GLASS, WATERPROOF LAMINATE FLOORING, TILED BATHROOMS WITH TUB IN HALL BATH AND SHOWER IN MASTER BATH. SPLIT FLOOR PLAN, CEILING FANS IN ROOMS. THIS PROPERTY HAS LOTS OF UPGRADES, CLOSE TO SCHOOLS, SHOPPING, DINING, AND ENTERTAINMENT. EASY ACCESS TO I-75 AND MAJOR HIGHWAYS. MUST SEE! -

12. 2021-12-03
    status Pending 667-char remark

    Show marketing remark (667 chars)

    Under Construction. COME CHECK OUT THIS BEAUTIFUL 3 BEDROOM 2 BATHROOM HOME WITH A 2 CAR GARAGE PLUS LARGE LANAI! THIS HOME FEATURES AN OPEN FLOOR PLAN, BEAUTIFUL KITCHEN CABINETS WITH GRANITE COUNTERTOP, STAINLESS STEEL APPLIANCES, LARGE LIVING ROOM AREA, SPACIOUS MASTER BEDROOM WITH TRAY CEILING, WALKIN CLOSET, SLIDING DOOR LEADING TO LANIA. ALSO INCLUDED, FRONT DOOR WITH SIDE GLASS, WATERPROOF LAMINATE FLOORING, TILED BATHROOMS WITH TUB IN HALL BATH AND SHOWER IN MASTER BATH. SPLIT FLOOR PLAN, CEILING FANS IN ROOMS. THIS PROPERTY HAS LOTS OF UPGRADES, CLOSE TO SCHOOLS, SHOPPING, DINING, AND ENTERTAINMENT. EASY ACCESS TO I-75 AND MAJOR HIGHWAYS. MUST SEE! -

13. 2021-12-01
    price $284,900 667-char remark

    Show marketing remark (667 chars)

    Under Construction. COME CHECK OUT THIS BEAUTIFUL 3 BEDROOM 2 BATHROOM HOME WITH A 2 CAR GARAGE PLUS LARGE LANAI! THIS HOME FEATURES AN OPEN FLOOR PLAN, BEAUTIFUL KITCHEN CABINETS WITH GRANITE COUNTERTOP, STAINLESS STEEL APPLIANCES, LARGE LIVING ROOM AREA, SPACIOUS MASTER BEDROOM WITH TRAY CEILING, WALKIN CLOSET, SLIDING DOOR LEADING TO LANIA. ALSO INCLUDED, FRONT DOOR WITH SIDE GLASS, WATERPROOF LAMINATE FLOORING, TILED BATHROOMS WITH TUB IN HALL BATH AND SHOWER IN MASTER BATH. SPLIT FLOOR PLAN, CEILING FANS IN ROOMS. THIS PROPERTY HAS LOTS OF UPGRADES, CLOSE TO SCHOOLS, SHOPPING, DINING, AND ENTERTAINMENT. EASY ACCESS TO I-75 AND MAJOR HIGHWAYS. MUST SEE! -

14. 2021-08-06
    listed $299,900 Active 667-char remark

    Show marketing remark (667 chars)

    Under Construction. COME CHECK OUT THIS BEAUTIFUL 3 BEDROOM 2 BATHROOM HOME WITH A 2 CAR GARAGE PLUS LARGE LANAI! THIS HOME FEATURES AN OPEN FLOOR PLAN, BEAUTIFUL KITCHEN CABINETS WITH GRANITE COUNTERTOP, STAINLESS STEEL APPLIANCES, LARGE LIVING ROOM AREA, SPACIOUS MASTER BEDROOM WITH TRAY CEILING, WALKIN CLOSET, SLIDING DOOR LEADING TO LANIA. ALSO INCLUDED, FRONT DOOR WITH SIDE GLASS, WATERPROOF LAMINATE FLOORING, TILED BATHROOMS WITH TUB IN HALL BATH AND SHOWER IN MASTER BATH. SPLIT FLOOR PLAN, CEILING FANS IN ROOMS. THIS PROPERTY HAS LOTS OF UPGRADES, CLOSE TO SCHOOLS, SHOPPING, DINING, AND ENTERTAINMENT. EASY ACCESS TO I-75 AND MAJOR HIGHWAYS. MUST SEE! -

15. 2005-04-23
    soldstatus $20,000
16. 2005-04-01
    soldstatus $20,000
17. 2004-02-10
    soldstatus $19,100

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,200
• − Mortgage interest: −$15,323
• − Property taxes: −$4,103
• − Insurance: −$1,368
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$7,958
• Taxable loss: −$8,424
• Est. tax savings @ 24.0%: +$2,022
• After-tax cash flow: $-1,546/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

-73.8% since first listed

10 events — show timeline

• 2026-05-28 Listed $5,000 NFMLS
• 2025-09-29 Listing Removed — GAMLS
• 2025-09-17 Listed $170,000 GAMLS
• 2022-01-27 Sold (MLS) $284,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-01 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2021-08-06 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-23 Sold (Public Records) $20,000 Public Records
• 2005-04-01 Sold (Public Records) $20,000 Public Records
• 2004-02-10 Sold (Public Records) $19,100 Public Records

Property tax history

+36.4%/yr

Latest (2025): $4,763 · +7.2% YoY. Source: county tax records.