20131 SW 83rd St · Rainbow Springs, FL 34431

$204,900

2 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 77 Days on market

Built 1968 9,583 sqft lot $141/sqft · 14% below area Est $238k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +10.9/30.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a thoughtfully preserved mid-century ranch in Dunnellon’s Rainbow Acres, where original design elements and modern updates come together seamlessly. Recently refreshed with new interior and exterior paint and a brand-new roof, this home offers a clean, move-in-ready canvas while honoring its architectural roots. Beneath the current flooring lies original terrazzo, a hallmark of mid-century Florida construction, offering the opportunity to restore one of the home’s most desirable features or enjoy the existing finishes as-is. Inside, the home showcases a design-driven approach to comfort and livability, including an integrated HVAC system with round, concentric ceiling diffusers—a classic mid-century feature designed for quiet, even air distribution while maintaining clean ceiling lines. Complementing this is a central return air system built directly into the structure, with return chases running beneath the slab and within lower wall sections to pull air efficiently from multiple areas of the home. These returns are discreetly incorporated into architectural elements, including built-ins in the dining area, preserving both function and visual continuity—an uncommon level of planning rarely seen in today’s construction. The kitchen features classic cabinetry with subtle curved detailing, along with a double oven setup, offering both character and functionality. Clean lines, natural light, and a practical layout create a space that feels both timeless and comfortable. Set on a spacious lot in a quiet, established neighborhood, this property offers the opportunity to embrace a design-forward mid-century aesthetic or simply enjoy a solid, well-built home with unique architectural touches. A rare blend of mid-century character, thoughtful construction, and modern updates—this is not your typical ranch.

Key facts

• Original terrazzo
• Spacious lot
• Mid-century ranch

Tags

• MID-CENTURY RANCH
• ORIGINAL TERRAZZO
• INTEGRATED HVAC SYSTEM
• CENTRAL RETURN AIR SYSTEM
• DOUBLE OVEN SETUP
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (19.8% below list).
• Recommended offer: $164k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.7% in Rainbow Springs — 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% of the median local income ($57k/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 $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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $205k implies a 345% 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 $164,244 (19.8% 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 77 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

• ARV (median comp): $237,558
• List price: $204,900
• Delta: -13.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20145 SW 85th Pl	0.22mi	2/2.0	1,541 (+6%)	2mo	$262,400	$170	78
8231 SW 202nd Ter	0.15mi	3/2.0 (+1)	1,472 (+2%)	21mo	$219,000	$149	68
19797 SW 85th Ln	0.44mi	2/2.0	1,612 (+11%)	14mo	$305,000	$189	49
20352 SW 75th St	0.72mi	3/2.0 (+1)	1,380 (-5%)	6mo	$248,900	$180	48
19990 SW 75th St	0.68mi	3/2.0 (+1)	1,380 (-5%)	9mo	$248,900	$180	48
20304 SW 75th St	0.72mi	3/2.0 (+1)	1,629 (+12%)	16mo	$324,000	$199	28
20224 SW 75th St	0.68mi	3/2.0 (+1)	1,232 (-15%)	23mo	$227,000	$184	19

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-38,960
• Equity at exit: $30,551

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-41,317
• Equity at exit: $17,716

Cash invested: $57,372 (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 34431

• Home prices YoY: -3.2%
• Active inventory: 557
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$228 /mo · $2,738/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-91

Break-even live

Break-even rent $1,757

Max offer price $188,911

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-33	+0% $-91	+5% $-149	+10% $-206
Rent	-10% $-220	-5% $-155	+0% $-91	+5% $-26	+10% $39
Rate	-1.0pp $13	-0.5pp $-38	base $-91	+0.5pp $-144	+1.0pp $-198

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8503 SW 203rd Ct Dunnellon, FL	3.0	2.0	1845	$1,395	$0.76	15d	1	0.31mi
19660 SW 83rd Place Rd Unit C13 Dunnellon, FL	2.0	2.0	1150	$2,250	$1.96	23d	1	0.53mi
9731 SW 200th Ct Dunnellon, FL	2.0	2.0	1549	$1,650	$1.07	15d	1	1.37mi

Listing history 28 events

1. 2026-06-21
   days on market $204,900 Active 77 DOM
2. 2026-06-18
   days on market $204,900 Active 74 DOM
3. 2026-06-17
   days on market $204,900 Active 73 DOM
4. 2026-06-16
   days on market $204,900 Active 72 DOM
5. 2026-06-15
   days on market $204,900 Active 71 DOM
6. 2026-06-14
   days on market $204,900 Active 69 DOM
7. 2026-06-13
   days on market $204,900 Active 68 DOM
8. 2026-06-10
   days on market $204,900 Active 66 DOM
9. 2026-06-09
   days on market $204,900 Active 65 DOM
10. 2026-06-08
    days on market $204,900 Active 64 DOM
11. 2026-06-07
    days on market $204,900 Active 63 DOM
12. 2026-06-03
    days on market $204,900 Active 59 DOM
13. 2026-06-02
    days on market $204,900 Active 58 DOM
14. 2026-06-01
    days on market $204,900 Active 57 DOM
15. 2026-05-31
    days on market $204,900 Active 56 DOM
16. 2026-05-30
    days on market $204,900 Active 55 DOM
17. 2026-05-16
    price $204,900 1875-char remark

    Show marketing remark (1875 chars)

    Step into a thoughtfully preserved mid-century ranch in Dunnellon’s Rainbow Acres, where original design elements and modern updates come together seamlessly. Recently refreshed with new interior and exterior paint and a brand-new roof, this home offers a clean, move-in-ready canvas while honoring its architectural roots. Beneath the current flooring lies original terrazzo, a hallmark of mid-century Florida construction, offering the opportunity to restore one of the home’s most desirable features or enjoy the existing finishes as-is. Inside, the home showcases a design-driven approach to comfort and livability, including an integrated HVAC system with round, concentric ceiling diffusers—a classic mid-century feature designed for quiet, even air distribution while maintaining clean ceiling lines. Complementing this is a central return air system built directly into the structure, with return chases running beneath the slab and within lower wall sections to pull air efficiently from multiple areas of the home. These returns are discreetly incorporated into architectural elements, including built-ins in the dining area, preserving both function and visual continuity—an uncommon level of planning rarely seen in today’s construction. The kitchen features classic cabinetry with subtle curved detailing, along with a double oven setup, offering both character and functionality. Clean lines, natural light, and a practical layout create a space that feels both timeless and comfortable. Set on a spacious lot in a quiet, established neighborhood, this property offers the opportunity to embrace a design-forward mid-century aesthetic or simply enjoy a solid, well-built home with unique architectural touches. A rare blend of mid-century character, thoughtful construction, and modern updates—this is not your typical ranch.

18. 2026-04-29
    price $209,900 1875-char remark

    Show marketing remark (1875 chars)

    Step into a thoughtfully preserved mid-century ranch in Dunnellon’s Rainbow Acres, where original design elements and modern updates come together seamlessly. Recently refreshed with new interior and exterior paint and a brand-new roof, this home offers a clean, move-in-ready canvas while honoring its architectural roots. Beneath the current flooring lies original terrazzo, a hallmark of mid-century Florida construction, offering the opportunity to restore one of the home’s most desirable features or enjoy the existing finishes as-is. Inside, the home showcases a design-driven approach to comfort and livability, including an integrated HVAC system with round, concentric ceiling diffusers—a classic mid-century feature designed for quiet, even air distribution while maintaining clean ceiling lines. Complementing this is a central return air system built directly into the structure, with return chases running beneath the slab and within lower wall sections to pull air efficiently from multiple areas of the home. These returns are discreetly incorporated into architectural elements, including built-ins in the dining area, preserving both function and visual continuity—an uncommon level of planning rarely seen in today’s construction. The kitchen features classic cabinetry with subtle curved detailing, along with a double oven setup, offering both character and functionality. Clean lines, natural light, and a practical layout create a space that feels both timeless and comfortable. Set on a spacious lot in a quiet, established neighborhood, this property offers the opportunity to embrace a design-forward mid-century aesthetic or simply enjoy a solid, well-built home with unique architectural touches. A rare blend of mid-century character, thoughtful construction, and modern updates—this is not your typical ranch.

19. 2026-04-21
    price $219,900 1875-char remark

    Show marketing remark (1875 chars)

    Step into a thoughtfully preserved mid-century ranch in Dunnellon’s Rainbow Acres, where original design elements and modern updates come together seamlessly. Recently refreshed with new interior and exterior paint and a brand-new roof, this home offers a clean, move-in-ready canvas while honoring its architectural roots. Beneath the current flooring lies original terrazzo, a hallmark of mid-century Florida construction, offering the opportunity to restore one of the home’s most desirable features or enjoy the existing finishes as-is. Inside, the home showcases a design-driven approach to comfort and livability, including an integrated HVAC system with round, concentric ceiling diffusers—a classic mid-century feature designed for quiet, even air distribution while maintaining clean ceiling lines. Complementing this is a central return air system built directly into the structure, with return chases running beneath the slab and within lower wall sections to pull air efficiently from multiple areas of the home. These returns are discreetly incorporated into architectural elements, including built-ins in the dining area, preserving both function and visual continuity—an uncommon level of planning rarely seen in today’s construction. The kitchen features classic cabinetry with subtle curved detailing, along with a double oven setup, offering both character and functionality. Clean lines, natural light, and a practical layout create a space that feels both timeless and comfortable. Set on a spacious lot in a quiet, established neighborhood, this property offers the opportunity to embrace a design-forward mid-century aesthetic or simply enjoy a solid, well-built home with unique architectural touches. A rare blend of mid-century character, thoughtful construction, and modern updates—this is not your typical ranch.

20. 2026-04-05
    listed $222,200 Active 1875-char remark

    Show marketing remark (1875 chars)

    Step into a thoughtfully preserved mid-century ranch in Dunnellon’s Rainbow Acres, where original design elements and modern updates come together seamlessly. Recently refreshed with new interior and exterior paint and a brand-new roof, this home offers a clean, move-in-ready canvas while honoring its architectural roots. Beneath the current flooring lies original terrazzo, a hallmark of mid-century Florida construction, offering the opportunity to restore one of the home’s most desirable features or enjoy the existing finishes as-is. Inside, the home showcases a design-driven approach to comfort and livability, including an integrated HVAC system with round, concentric ceiling diffusers—a classic mid-century feature designed for quiet, even air distribution while maintaining clean ceiling lines. Complementing this is a central return air system built directly into the structure, with return chases running beneath the slab and within lower wall sections to pull air efficiently from multiple areas of the home. These returns are discreetly incorporated into architectural elements, including built-ins in the dining area, preserving both function and visual continuity—an uncommon level of planning rarely seen in today’s construction. The kitchen features classic cabinetry with subtle curved detailing, along with a double oven setup, offering both character and functionality. Clean lines, natural light, and a practical layout create a space that feels both timeless and comfortable. Set on a spacious lot in a quiet, established neighborhood, this property offers the opportunity to embrace a design-forward mid-century aesthetic or simply enjoy a solid, well-built home with unique architectural touches. A rare blend of mid-century character, thoughtful construction, and modern updates—this is not your typical ranch.

21. 2018-02-08
    historical
22. 2017-11-09
    historical
23. 2017-11-08
    listed $94,900
24. 2017-07-21
    listed $93,900
25. 2017-06-05
    historical
26. 2016-01-26
    listed $60,000
27. 1990-09-01
    soldstatus $46,000
28. 1970-06-01
    soldstatus $22,500

ⓘ 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: $2,738 · $228/mo
• Projected year-2 tax: $2,738 · $228/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,709
• − Mortgage interest: −$11,478
• − Property taxes: −$2,738
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$5,961
• Taxable loss: −$4,645
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $29/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 — Rainbow Springs

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

Census & demographics

• County: Marion County · 315,796 people
• Metro: Ocala, FL
• Population (ZIP): 9,785
• Household income: $56,534
• Rent vs Own: 8.9% rent · 91.1% own
• Severe rent burden: 72.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 1%
• Common ancestry: Lithuanian 4% Slovak 3% Portuguese 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Vietnamese 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: ▼ -11.42%
• Current HPI: 343.1464
• 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

+810.7% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $204,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Listed $222,200 Stellar MLS as Distributed by MLS Grid
• 2018-02-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-11-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-11-08 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2017-07-21 Listed $93,900 Stellar MLS as Distributed by MLS Grid
• 2017-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-01-26 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 1990-09-01 Sold (Public Records) $46,000 Public Records
• 1970-06-01 Sold (Public Records) $22,500 Public Records

Property tax history

+14.8%/yr

Latest (2025): $2,738 · +25.4% YoY. Source: county tax records.