8173 SW 107th Pl · Liberty Triangle, FL 34481

$175,000

2 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 9 Days on market

Built 1988 10,454 sqft lot Est $181k · at est. $123/mo HOA · 8% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +8.9/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• 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

2/2/1 SPLIT PLAN (SABLE MODEL). ROOF RE-DONE 1999. OWNER SAYS A/C LESS THAN 2 YRS OLD; 6 ZONE SPKLR SYS; NEWER THERMOPANE WINDOWS. TERMITE BOND IS TRANSFERABLE FOR $240. GUTTERS AND SOWNSPOUTS; VINYL ENC FLA RM; PART OF BACK YARD IS CHAIN LINK FENCED; BOTH BATHS HAVE NEWER FIXTURES. ALL APPLIANCES STAY - ALMOST NEW KITCHEN APPLIANCES. WASHER AND DRYER OLDER AND NOT WARRANTED.

Key facts

• Gated community
• Florida room
• Hvac system

Tags

• FLORIDA ROOM
• FENCED IN YARD
• NEW ROOF
• HVAC SYSTEM
• ELECTRICAL BREAKER PANEL
• GATED COMMUNITY

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Homeowners association required; monthly HOA fee $123; Association approval required; Pets allowed with breed restrictions; Community listed as a senior community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family residence; One-story; North-facing
• Construction: Vinyl siding; Shingle roof; Block foundation; Built on a lot of about 0.24 acres
• Exterior features: Sliding doors; Paved road access; Lot dimensions approximately 83 x 125

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Walk-in closets
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $55 ($663/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (10.3% below list).
• Recommended offer: $157k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% in Liberty Triangle — 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: Marion Oaks Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 939 students, 65% 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) — zoned schools at 57% FRL track the district average.
• Market conditions: 1161 active listings in the ZIP; 17 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 ($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 $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $120k; 46% 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 $157,000 (10.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $180,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10806 SW 81st Court Rd	0.17mi	2/2.0	1,262 (+6%)	1mo	$192,500	$153	82
8157 SW 108th Loop	0.12mi	2/2.0	1,101 (-8%)	2mo	$175,000	$159	80
8013 SW 108th Loop	0.31mi	2/2.0	1,271 (+6%)	2mo	$179,900	$142	74
8045 SW 108th Loop	0.30mi	2/2.0	1,148 (-4%)	8mo	$182,500	$159	72
10881 SW 79th Ter	0.30mi	2/2.0	1,112 (-7%)	4mo	$145,000	$130	71
10815 SW 86th Ave	0.51mi	2/2.0	1,178 (-2%)	7mo	$243,000	$206	68
10897 SW 80th Ct	0.48mi	2/2.0	1,224 (+2%)	7mo	$190,000	$155	68
10815 SW 81st Court Rd	0.22mi	2/2.0	1,337 (+12%)	10mo	$179,000	$134	62
11039 SW 79th Ave	0.43mi	2/2.0	1,300 (+9%)	8mo	$155,000	$119	59
11248 SW 78th Ct	0.61mi	3/2.0 (+1)	1,226 (+2%)	7mo	$185,000	$151	56
8448 SW 109th Lane Rd	0.75mi	2/2.0	1,256 (+5%)	6mo	$120,000	$96	52
10971 SW 85th Ter	0.72mi	2/2.0	1,292 (+8%)	2mo	$190,000	$147	52

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-24,829
• Equity at exit: $26,093

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-17,054
• Equity at exit: $15,131

Cash invested: $49,000 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1161
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$918
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$73
• HOA: −$123
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $55

Break-even live

Break-even rent $1,500

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $154	-5% $105	+0% $55	+5% $6	+10% $-44
Rent	-10% $-69	-5% $-7	+0% $55	+5% $117	+10% $179
Rate	-1.0pp $143	-0.5pp $100	base $55	+0.5pp $10	+1.0pp $-36

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	23d	1	0.32mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	23d	1	0.51mi
8669 SW 108th Ln Ocala, FL	2.0	1.0	1152	$1,250	$1.09	23d	1	0.61mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	23d	1	0.85mi
7867 SW 115th Loop Ocala, FL	3.0	2.0	1462	$1,600	$1.09	23d	1	0.88mi
8942 SW 109th Ln Ocala, FL	2.0	2.0	960	$1,450	$1.51	23d	1	0.91mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	23d	1	0.92mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	15d	1	0.96mi
8287 SW 116th St Ocala, FL	2.0	2.0	1181	$1,550	$1.31	23d	1	0.99mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	23d	1	1.05mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	23d	1	1.07mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	23d	1	1.12mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	15d	1	1.14mi
9201 SW 108th Pl Ocala, FL	2.0	2.0	1170	$1,475	$1.26	23d	15	1.23mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	23d	1	1.28mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	23d	1	1.32mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	23d	1	1.47mi

HOA detail

• Monthly dues: $123 · $1,476/yr

Listing history 7 events

1. 2026-06-21
   days on market $175,000 Active 9 DOM
2. 2026-06-18
   days on market $175,000 Active 6 DOM
3. 2026-06-17
   days on market $175,000 Active 5 DOM
4. 2026-06-16
   days on market $175,000 Active 4 DOM
5. 2026-06-15
   days on market $175,000 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $175,000 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: $857 · $71/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$596/yr (+$50/mo · 69.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,840
• − Mortgage interest: −$9,803
• − Property taxes: −$857
• − Insurance: −$875
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$1,476
• − Depreciation: −$5,091
• Taxable loss: −$2,276
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $1,209/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 — 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 · 315,796 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -67.48%
• Current HPI: 199.986
• 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

+203.3% since first listed

8 events — show timeline

• 2026-06-12 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-11 Sold (Public Records) $119,900 Public Records
• 2005-12-31 Sold (MLS) $119,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-25 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2004-08-18 Sold (Public Records) $65,100 Public Records
• 2004-08-06 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-05 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 1988-11-01 Sold (Public Records) $57,700 Public Records

Property tax history

+3.9%/yr

Latest (2025): $857 · +33.8% YoY. Source: county tax records.