23 Oak Cir · Silver Springs Shores, FL 34472

$239,900

3 bd · 1.5 ba · 912 sqft · SingleFamily public records · 33 Days on market

Built 2026 10,019 sqft lot Est $167k · 44% over

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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).

• Appreciation +8.0/10.0
• Cash flow +7.3/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 3 bedroom 1 and a half baths located on a very large corner lot in the desirable Silver Springs Shores subdivision. This property features nice tile flooring, a brand new granite kitchen, central AC and is located on a 1/4 acre lot. Priced to sell in an area with no availability. Very minor HOA dues of $145/Annually with approval required.

Key facts

• Quartz counters
• New construction
• Open layout

Tags

• NEW CONSTRUCTION
• PAVER DRIVEWAY
• OPEN LAYOUT
• VAULTED CEILINGS
• WOOD SOFT-CLOSE CABINETS
• QUARTZ COUNTERS

Property features AI

Finance

• Other: Lot approximately 0.23 acres (80 x 126); Permit number 2025102585; Zoning: R1

Exterior

• Parking: Attached garage (1-car) with an 11x28 dimension
• Utilities: Well water; Aerobic septic system; Electricity available
• Home design: Single-family residence; One story; East-facing entry; New construction; Completed condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by AL Milton Construction (model: Aubrie)
• Exterior features: Sidewalk; Sliding doors; Cleared lot; Paved road access; Vinyl fencing

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Stone countertops; Double pane windows
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (36.7% below list).
• Recommended offer: $152k (36.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, 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.
• Zoned schools: Emerald Shores Elementary School (math 30% / reading 34%, grade F, #1,797 of 2,144 statewide, top 86%, 666 students, 74% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: Rents flat; 683 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

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $160k; 50% 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; 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 $151,776 (36.7% 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 33 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.63% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $166,896
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Oak Court Pass	0.09mi	3/2.0	888 (-3%)	21mo	$205,000	$231	72
9021 SE 79th Avenue Rd	0.46mi	2/1.0 (-1)	900 (-1%)	14mo	$165,000	$183	57
8856 SE 87th Ter	0.69mi	2/1.0 (-1)	912 (0%)	23mo	$149,000	$163	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.65×
• Total profit: $43,406
• Equity at exit: $149,790

10-year hold

• IRR: 10.3%
• Equity multiple: 3.03×
• Total profit: $136,371
• Equity at exit: $270,759

Cash invested: $67,172 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 683
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-324

Break-even live

Break-even rent $1,928

Max offer price $182,665

Occupancy floor —

Sensitivity live

Price	-10% $-188	-5% $-256	+0% $-324	+5% $-392	+10% $-460
Rent	-10% $-444	-5% $-384	+0% $-324	+5% $-264	+10% $-204
Rate	-1.0pp $-203	-0.5pp $-263	base $-324	+0.5pp $-386	+1.0pp $-449

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Oak Lane Pass Ocala, FL	2.0	2.0	988	$1,325	$1.34	23d	1	0.77mi
2 Ash Dr Ocala, FL	3.0	2.0	1083	$1,750	$1.62	15d	1	1.09mi
62 Pine Trak Ocala, FL	2.0	2.0	832	$1,250	$1.50	23d	1	1.10mi
58 Pine Trak Unit 104D Ocala, FL	2.0	2.0	832	$1,050	$1.26	23d	1	1.14mi
12 Spring Loop Ocala, FL	2.0	1.0	900	$1,350	$1.50	15d	1	1.18mi
54 Pine Trak Unit 104F Ocala, FL	2.0	2.0	832	$1,300	$1.56	23d	1	1.19mi
217 Locust Pass Ln Ocala, FL	3.0	2.0	1011	$1,697	$1.68	15d	1	1.26mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	23d	1	1.44mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	15d	1	1.44mi
633 Silver Pass Unit B Ocala, FL	2.0	2.0	1072	$1,500	$1.40	23d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $239,900 Active 33 DOM
2. 2026-06-18
   days on market $239,900 Active 30 DOM
3. 2026-06-17
   days on market $239,900 Active 29 DOM
4. 2026-06-16
   days on market $239,900 Active 28 DOM
5. 2026-06-15
   days on market $239,900 Active 27 DOM
6. 2026-06-14
   days on market $239,900 Active 25 DOM
7. 2026-06-13
   days on market $239,900 Active 24 DOM
8. 2026-06-10
   days on market $239,900 Active 22 DOM
9. 2026-06-09
   days on market $239,900 Active 21 DOM
10. 2026-06-08
    days on market $239,900 Active 20 DOM
11. 2026-06-07
    days on market $239,900 Active 19 DOM
12. 2026-06-03
    days on market $239,900 Active 15 DOM
13. 2026-06-02
    days on market $239,900 Active 14 DOM
14. 2026-06-01
    days on market $239,900 Active 13 DOM
15. 2026-05-31
    days on market $239,900 Active 12 DOM
16. 2026-05-30
    days on market $239,900 Active 11 DOM
17. 2026-05-19
    listed $239,900 Active
18. 2021-12-27
    soldstatus $160,000 Closed 350-char remark

    Show marketing remark (350 chars)

    Charming 3 bedroom 1 and a half baths located on a very large corner lot in the desirable Silver Springs Shores subdivision. This property features nice tile flooring, a brand new granite kitchen, central AC and is located on a 1/4 acre lot. Priced to sell in an area with no availability. Very minor HOA dues of $145/Annually with approval required.

19. 2021-11-17
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Charming 3 bedroom 1 and a half baths located on a very large corner lot in the desirable Silver Springs Shores subdivision. This property features nice tile flooring, a brand new granite kitchen, central AC and is located on a 1/4 acre lot. Priced to sell in an area with no availability. Very minor HOA dues of $145/Annually with approval required.

20. 2021-11-04
    status Active 350-char remark

    Show marketing remark (350 chars)

    Charming 3 bedroom 1 and a half baths located on a very large corner lot in the desirable Silver Springs Shores subdivision. This property features nice tile flooring, a brand new granite kitchen, central AC and is located on a 1/4 acre lot. Priced to sell in an area with no availability. Very minor HOA dues of $145/Annually with approval required.

21. 2021-10-29
    status Pending 350-char remark

    Show marketing remark (350 chars)

    Charming 3 bedroom 1 and a half baths located on a very large corner lot in the desirable Silver Springs Shores subdivision. This property features nice tile flooring, a brand new granite kitchen, central AC and is located on a 1/4 acre lot. Priced to sell in an area with no availability. Very minor HOA dues of $145/Annually with approval required.

22. 2021-10-25
    listed $159,990 Active 350-char remark

    Show marketing remark (350 chars)

    Charming 3 bedroom 1 and a half baths located on a very large corner lot in the desirable Silver Springs Shores subdivision. This property features nice tile flooring, a brand new granite kitchen, central AC and is located on a 1/4 acre lot. Priced to sell in an area with no availability. Very minor HOA dues of $145/Annually with approval required.

23. 2021-08-23
    soldstatus $80,000
24. 1985-03-01
    soldstatus $74,555

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$11/yr (+$1/mo · 0.6%)

ⓘ 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 ≥108°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,213
• − Mortgage interest: −$13,438
• − Property taxes: −$1,980
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$6,979
• Taxable loss: −$8,298
• Est. tax savings @ 24.0%: +$1,991
• After-tax cash flow: $-1,897/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+221.8% since first listed

8 events — show timeline

• 2026-05-19 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-27 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-25 Listed $159,990 Stellar MLS as Distributed by MLS Grid
• 2021-08-23 Sold (Public Records) $80,000 Public Records
• 1985-03-01 Sold (Public Records) $74,555 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,980 · +14.2% YoY. Source: county tax records.