8709 SW 96th St Unit B · On Top of the World, FL 34481

$115,000

2 bd · 2.0 ba · 1,369 sqft · Condo public records · 105 Days on market

Built 1986 $84/sqft · 42% below area Est $200k · 42% under $493/mo HOA · 31% of rent

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Why this score? — see what drove the C 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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +5.1/10.0
• 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

Welcome to this bright spacious villa, perfect for anyone craving quiet comfort. As you approach the front porch you will notice the privacy right away; tall trees and landscaping provide peace so you can sip coffee and relax as you listen to nature. Inside, the great room is welcoming as you travel through to the kitchen and family room area where you will enjoy spending your time. The primary bedroom is complete with a full bath and a walk-in closet, while the second bedroom also has a spacious closet and ceiling fan. An extended one-car garage completes this villa; perfect for your golf cart, hobby area, or just extra storage. The monthly HOA fee includes basic internet, roof repair, exterior painting every seven years, and exterior maintenance. Also included is landscaping, trash and recycling. Amenities abound in this lively community. Swimming pools, fitness centers, tennis, pickleball, softball, archery, bocce ball, shuffleboard, horse shoes, rc flying field, library, and to many clubs to mention, If you are looking for an active 55+ community you have found your new home.

Key facts

• Walk-in closet
• Front porch
• Full bath

Tags

• FRONT PORCH
• GREAT ROOM
• FULL BATH
• WALK-IN CLOSET
• EXTENDED ONE-CAR GARAGE
• HOBBY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $68 ($813/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.9% in On Top of the World — 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 C — 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: 1151 active listings in the ZIP; 38 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 ($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 $795 of loan paydown is wiped out by about $3k 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 105 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $115k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 6.0

CMA / ARV

• ARV (median comp): $199,798
• List price: $115,000
• Delta: -42.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-14,049
• Equity at exit: $17,147

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,572
• Equity at exit: $9,943

Cash invested: $32,200 (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: 1151
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$603
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$48
• HOA: −$493
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $68

Break-even live

Break-even rent $1,518

Max offer price $115,000

Occupancy floor 91%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	14d	1	0.13mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.14mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.14mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.19mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	21d	1	0.28mi
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	21d	1	0.33mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	14d	1	0.34mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	14d	1	0.59mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	21d	1	0.61mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	0.61mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	0.63mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	21d	1	0.65mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	0.66mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	0.67mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	0.82mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	21d	1	0.86mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	0.89mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	14d	1	0.93mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	21d	1	0.99mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	21d	1	0.99mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	21d	1	1.03mi
10081 SW 97th Ct Ocala, FL	2.0	1.0	992	$1,200	$1.21	14d	1	1.08mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	14d	1	1.08mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	21d	1	1.08mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	14d	1	1.14mi
9760 SW 101st Ln Ocala, FL	2.0	2.0	1360	$1,500	$1.10	21d	1	1.15mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	21d	1	1.28mi
9119 SW 99th Court Rd Ocala, FL	2.0	2.0	1504	$1,900	$1.26	21d	1	1.31mi
8744 SW 108th Lane Rd Ocala, FL	3.0	2.0	1614	$2,200	$1.36	21d	1	1.31mi
8714 SW 83rd Loop Ocala, FL	2.0	2.0	1658	$1,900	$1.15	14d	1	1.31mi
9746 SW 89th Loop Ocala, FL	2.0	2.0	1660	$1,950	$1.17	21d	1	1.34mi
10155 SW 100th Ave Ocala, FL	2.0	2.0	1040	$1,700	$1.63	21d	1	1.34mi
10405 SW 99th Ave Ocala, FL	2.0	2.0	1040	$1,450	$1.39	21d	1	1.35mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	21d	1	1.36mi
9201 SW 108th Pl Ocala, FL	2.0	2.0	1170	$1,475	$1.26	21d	15	1.38mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	21d	1	1.41mi
8669 SW 108th Ln Ocala, FL	2.0	1.0	1152	$1,250	$1.09	21d	1	1.46mi
10819 SW 83rd Ct Ocala, FL	3.0	2.0	1601	$1,495	$0.93	21d	1	1.47mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Likely covers: trashinternetlandscapingexterior maint.poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $115,000 Active 105 DOM
2. 2026-06-17
   days on market $115,000 Active 104 DOM
3. 2026-06-16
   days on market $115,000 Active 103 DOM
4. 2026-06-15
   days on market $115,000 Active 102 DOM
5. 2026-06-14
   days on market $115,000 Active 100 DOM
6. 2026-06-13
   days on market $115,000 Active 99 DOM
7. 2026-06-10
   days on market $115,000 Active 97 DOM
8. 2026-06-09
   days on market $115,000 Active 96 DOM
9. 2026-06-08
   days on market $115,000 Active 95 DOM
10. 2026-06-07
    days on market $115,000 Active 94 DOM
11. 2026-06-03
    days on market $115,000 Active 90 DOM
12. 2026-06-02
    days on market $115,000 Active 89 DOM
13. 2026-06-01
    days on market $115,000 Active 88 DOM
14. 2026-05-31
    days on market $115,000 Active 87 DOM
15. 2026-05-30
    days on market $115,000 Active 86 DOM
16. 2026-05-18
    price $115,000 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this bright spacious villa, perfect for anyone craving quiet comfort. As you approach the front porch you will notice the privacy right away; tall trees and landscaping provide peace so you can sip coffee and relax as you listen to nature. Inside, the great room is welcoming as you travel through to the kitchen and family room area where you will enjoy spending your time. The primary bedroom is complete with a full bath and a walk-in closet, while the second bedroom also has a spacious closet and ceiling fan. An extended one-car garage completes this villa; perfect for your golf cart, hobby area, or just extra storage. The monthly HOA fee includes basic internet, roof repair, exterior painting every seven years, and exterior maintenance. Also included is landscaping, trash and recycling. Amenities abound in this lively community. Swimming pools, fitness centers, tennis, pickleball, softball, archery, bocce ball, shuffleboard, horse shoes, rc flying field, library, and to many clubs to mention, If you are looking for an active 55+ community you have found your new home.

17. 2026-04-21
    price $122,500 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this bright spacious villa, perfect for anyone craving quiet comfort. As you approach the front porch you will notice the privacy right away; tall trees and landscaping provide peace so you can sip coffee and relax as you listen to nature. Inside, the great room is welcoming as you travel through to the kitchen and family room area where you will enjoy spending your time. The primary bedroom is complete with a full bath and a walk-in closet, while the second bedroom also has a spacious closet and ceiling fan. An extended one-car garage completes this villa; perfect for your golf cart, hobby area, or just extra storage. The monthly HOA fee includes basic internet, roof repair, exterior painting every seven years, and exterior maintenance. Also included is landscaping, trash and recycling. Amenities abound in this lively community. Swimming pools, fitness centers, tennis, pickleball, softball, archery, bocce ball, shuffleboard, horse shoes, rc flying field, library, and to many clubs to mention, If you are looking for an active 55+ community you have found your new home.

18. 2026-03-05
    listed $135,000 Active 1096-char remark

    Show marketing remark (1096 chars)

    Welcome to this bright spacious villa, perfect for anyone craving quiet comfort. As you approach the front porch you will notice the privacy right away; tall trees and landscaping provide peace so you can sip coffee and relax as you listen to nature. Inside, the great room is welcoming as you travel through to the kitchen and family room area where you will enjoy spending your time. The primary bedroom is complete with a full bath and a walk-in closet, while the second bedroom also has a spacious closet and ceiling fan. An extended one-car garage completes this villa; perfect for your golf cart, hobby area, or just extra storage. The monthly HOA fee includes basic internet, roof repair, exterior painting every seven years, and exterior maintenance. Also included is landscaping, trash and recycling. Amenities abound in this lively community. Swimming pools, fitness centers, tennis, pickleball, softball, archery, bocce ball, shuffleboard, horse shoes, rc flying field, library, and to many clubs to mention, If you are looking for an active 55+ community you have found your new home.

19. 2012-03-09
    soldstatus $37,500 236-char remark

    Show marketing remark (236 chars)

    Birmingham. This home has a large combination kitchen-family room and also a large combination living-dining room. The garage has a large utility area and a window. All appliances including side by side refrigerator. Close to front gate

20. 2012-02-13
    soldstatus $37,500
21. 2011-11-28
    listed $39,900 236-char remark

    Show marketing remark (236 chars)

    Birmingham. This home has a large combination kitchen-family room and also a large combination living-dining room. The garage has a large utility area and a window. All appliances including side by side refrigerator. Close to front gate

22. 2009-06-30
    historical
23. 2009-03-11
    listed $62,000
24. 2009-01-28
    historical
25. 2007-11-25
    listed $72,900
26. 2007-11-24
    historical
27. 2007-07-25
    listed $99,900
28. 2004-01-07
    soldstatus $56,500
29. 2003-12-22
    soldstatus $56,500
30. 2003-10-23
    listed $57,500
31. 1997-09-16
    soldstatus $58,000
32. 1986-09-01
    soldstatus $62,600

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$293/yr (+$24/mo · 44.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,243
• − Mortgage interest: −$6,442
• − Property taxes: −$662
• − Insurance: −$575
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − HOA: −$5,916
• − Depreciation: −$3,345
• Taxable loss: −$776
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $999/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 — On Top of the World

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

Census & demographics

• Census place: On Top of the World, FL
• County: Marion County · 315,796 people
• City population: 25,668
• 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

+83.7% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $122,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-09 Sold (MLS) $37,500 Stellar MLS as Distributed by MLS Grid
• 2012-02-13 Sold (Public Records) $37,500 Public Records
• 2011-11-28 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2009-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-03-11 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2009-01-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-11-25 Listed $72,900 Stellar MLS as Distributed by MLS Grid
• 2007-11-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-07-25 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2004-01-07 Sold (Public Records) $56,500 Public Records
• 2003-12-22 Sold (MLS) $56,500 Stellar MLS as Distributed by MLS Grid
• 2003-10-23 Listed $57,500 Stellar MLS as Distributed by MLS Grid
• 1997-09-16 Sold (Public Records) $58,000 Public Records
• 1986-09-01 Sold (Public Records) $62,600 Public Records

Property tax history

+5.7%/yr

Latest (2025): $662 · +52.2% YoY. Source: county tax records.