6664 SW 113th Pl · Liberty Triangle, FL 34476

$284,900

3 bd · 2.0 ba · 2,140 sqft · SingleFamily public records · 211 Days on market

Built 1998 7,841 sqft lot $133/sqft · 17% below area Est $345k · 17% under $176/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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER IS MOTIVATED! Beautifully Updated 3-Bedroom Home in Oak Run! Welcome to this stunning 3-bedroom, 2-bath home in the highly sought-after Oak Run community. Step inside to find beautifully updated floors and tall ceilings that create a bright, spacious feel throughout. The gourmet kitchen features granite countertops, stainless steel appliances, and ample cabinet space, perfect for everyday living or entertaining. The primary suite offers a peaceful retreat with double vanities, generous closet space, and a beautifully appointed en suite bath. Additional highlights include plantation shutters, gutters, and updated windows (2013) for enhanced comfort and efficiency. Enjoy peace of mind with a new roof installed in 2022. With its thoughtful updates, timeless details, and prime Oak Run location, this home is truly move-in ready. Don’t miss your chance to make it yours!

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (20.6% below list).
• Recommended offer: $226k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Liberty Triangle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents soft (-2.6%/yr); 858 active listings in the ZIP; 5 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 41% of the median local income ($66k/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 $9k 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 211 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; list at $285k implies a 68% 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; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,173 (20.6% 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 211 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $345,027
• List price: $284,900
• Delta: -17.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11613 SW 69th Cir	0.07mi	3/2.0	2,127 (-1%)	16mo	$250,000	$118	82
6882 SW 113th Pl	0.21mi	3/2.0	2,090 (-2%)	13mo	$425,000	$203	76
11730 SW 72nd Cir	0.20mi	3/2.0	2,020 (-6%)	19mo	$354,500	$175	66
5810 SW 115th Street Rd	0.74mi	4/2.0 (+1)	2,043 (-4%)	1mo	$349,900	$171	52
11039 SW 69th Cir	0.32mi	4/2.5 (+1)	2,338 (+9%)	19mo	$410,000	$175	46
5908 SW 111th Place Rd	0.72mi	4/2.0 (+1)	2,043 (-4%)	11mo	$342,000	$167	45
11579 SW 72nd Cir	0.49mi	3/2.0	1,823 (-15%)	18mo	$310,000	$170	38
10959 SW 71st Cir	0.59mi	3/2.0	1,882 (-12%)	21mo	$275,000	$146	34
5952 SW 116th St	0.73mi	4/2.0 (+1)	1,873 (-12%)	8mo	$399,000	$213	34

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: -24.3%
• Equity multiple: 0.19×
• Total profit: $-64,431
• Equity at exit: $42,480

10-year hold

• IRR: -31.5%
• Equity multiple: -0.21×
• Total profit: $-96,608
• Equity at exit: $24,633

Cash invested: $79,772 (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 34476

• Rents YoY: -2.6%
• Active inventory: 858
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$119
• HOA: −$176
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-183

Break-even live

Break-even rent $2,494

Max offer price $252,529

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-103	+0% $-183	+5% $-264	+10% $-345
Rent	-10% $-362	-5% $-273	+0% $-183	+5% $-94	+10% $-5
Rate	-1.0pp $-40	-0.5pp $-111	base $-183	+0.5pp $-257	+1.0pp $-332

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11302 SW 62nd Cir Ocala, FL	3.0	2.0	1526	$2,095	$1.37	23d	1	0.38mi
6367 SW 117th Street Rd Ocala, FL	3.0	2.0	1602	$2,650	$1.65	23d	1	0.40mi
7867 SW 115th Loop Ocala, FL	3.0	2.0	1462	$1,600	$1.09	23d	1	1.25mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	23d	1	1.42mi
10061 SW 74th Ter Ocala, FL	3.0	2.0	1894	$1,995	$1.05	15d	1	1.50mi

HOA detail

• Monthly dues: $176 · $2,112/yr

Listing history 27 events

1. 2026-06-13
   statusdays on market $284,900 Pending 211 DOM
2. 2026-06-10
   days on market $284,900 Active 209 DOM
3. 2026-06-09
   days on market $284,900 Active 208 DOM
4. 2026-06-08
   days on market $284,900 Active 207 DOM
5. 2026-06-07
   pricedays on market $284,900 Active 206 DOM
6. 2026-06-03
   days on market $294,900 Active 202 DOM
7. 2026-06-02
   days on market $294,900 Active 201 DOM
8. 2026-05-31
   days on market $294,900 Active 199 DOM
9. 2026-05-30
   days on market $294,900 Active 198 DOM
10. 2026-05-12
    price $294,900 889-char remark

    Show marketing remark (889 chars)

    SELLER IS MOTIVATED! Beautifully Updated 3-Bedroom Home in Oak Run! Welcome to this stunning 3-bedroom, 2-bath home in the highly sought-after Oak Run community. Step inside to find beautifully updated floors and tall ceilings that create a bright, spacious feel throughout. The gourmet kitchen features granite countertops, stainless steel appliances, and ample cabinet space, perfect for everyday living or entertaining. The primary suite offers a peaceful retreat with double vanities, generous closet space, and a beautifully appointed en suite bath. Additional highlights include plantation shutters, gutters, and updated windows (2013) for enhanced comfort and efficiency. Enjoy peace of mind with a new roof installed in 2022. With its thoughtful updates, timeless details, and prime Oak Run location, this home is truly move-in ready. Don’t miss your chance to make it yours!

11. 2026-04-20
    price $299,900 889-char remark

    Show marketing remark (889 chars)

    SELLER IS MOTIVATED! Beautifully Updated 3-Bedroom Home in Oak Run! Welcome to this stunning 3-bedroom, 2-bath home in the highly sought-after Oak Run community. Step inside to find beautifully updated floors and tall ceilings that create a bright, spacious feel throughout. The gourmet kitchen features granite countertops, stainless steel appliances, and ample cabinet space, perfect for everyday living or entertaining. The primary suite offers a peaceful retreat with double vanities, generous closet space, and a beautifully appointed en suite bath. Additional highlights include plantation shutters, gutters, and updated windows (2013) for enhanced comfort and efficiency. Enjoy peace of mind with a new roof installed in 2022. With its thoughtful updates, timeless details, and prime Oak Run location, this home is truly move-in ready. Don’t miss your chance to make it yours!

12. 2026-03-05
    price $319,900 889-char remark

    Show marketing remark (889 chars)

    SELLER IS MOTIVATED! Beautifully Updated 3-Bedroom Home in Oak Run! Welcome to this stunning 3-bedroom, 2-bath home in the highly sought-after Oak Run community. Step inside to find beautifully updated floors and tall ceilings that create a bright, spacious feel throughout. The gourmet kitchen features granite countertops, stainless steel appliances, and ample cabinet space, perfect for everyday living or entertaining. The primary suite offers a peaceful retreat with double vanities, generous closet space, and a beautifully appointed en suite bath. Additional highlights include plantation shutters, gutters, and updated windows (2013) for enhanced comfort and efficiency. Enjoy peace of mind with a new roof installed in 2022. With its thoughtful updates, timeless details, and prime Oak Run location, this home is truly move-in ready. Don’t miss your chance to make it yours!

13. 2025-11-13
    listed $324,900 Active 889-char remark

    Show marketing remark (889 chars)

    SELLER IS MOTIVATED! Beautifully Updated 3-Bedroom Home in Oak Run! Welcome to this stunning 3-bedroom, 2-bath home in the highly sought-after Oak Run community. Step inside to find beautifully updated floors and tall ceilings that create a bright, spacious feel throughout. The gourmet kitchen features granite countertops, stainless steel appliances, and ample cabinet space, perfect for everyday living or entertaining. The primary suite offers a peaceful retreat with double vanities, generous closet space, and a beautifully appointed en suite bath. Additional highlights include plantation shutters, gutters, and updated windows (2013) for enhanced comfort and efficiency. Enjoy peace of mind with a new roof installed in 2022. With its thoughtful updates, timeless details, and prime Oak Run location, this home is truly move-in ready. Don’t miss your chance to make it yours!

14. 2012-09-27
    soldstatus $169,900
15. 2012-09-26
    soldstatus $169,900 295-char remark

    Show marketing remark (295 chars)

    ABSOLUTELY STUNNING! SHOWS LIKE A MODEL. COMPLETE REMAKE:WOOD FLRS, NEW CABINETS, GRANITE COUNTERS, UPDATED BATHS, STAINLESS STEEL APPLIANCES, SCREEN OVER GARAGE, CIRCLE DRIVE, BEAUTIFUL LANDSCAPE-OVERLOOKS GOLF COURSE FROM 11-41 SCREENED BACK PATIO. SHOW TO YOUR MOST DISCRIMINATING BUYERS!!!!!

16. 2012-04-13
    listed $179,900 295-char remark

    Show marketing remark (295 chars)

    ABSOLUTELY STUNNING! SHOWS LIKE A MODEL. COMPLETE REMAKE:WOOD FLRS, NEW CABINETS, GRANITE COUNTERS, UPDATED BATHS, STAINLESS STEEL APPLIANCES, SCREEN OVER GARAGE, CIRCLE DRIVE, BEAUTIFUL LANDSCAPE-OVERLOOKS GOLF COURSE FROM 11-41 SCREENED BACK PATIO. SHOW TO YOUR MOST DISCRIMINATING BUYERS!!!!!

17. 2012-02-14
    historical
18. 2011-12-07
    listed $229,000
19. 2011-06-20
    soldstatus $137,500
20. 2011-06-17
    soldstatus $137,500
21. 2010-12-27
    listed $144,900
22. 2010-12-27
    historical
23. 2010-12-27
    listed $169,900
24. 2010-12-27
    listed $169,900
25. 2010-12-27
    historical
26. 2010-12-22
    historical
27. 2010-01-13
    listed $180,000

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$190/yr (+$16/mo · 8.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,141
• − Mortgage interest: −$15,959
• − Property taxes: −$2,175
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$2,112
• − Depreciation: −$8,288
• Taxable loss: −$7,160
• Est. tax savings @ 24.0%: +$1,718
• After-tax cash flow: $-481/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): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 204.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• 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

+63.8% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listed $324,900 Stellar MLS as Distributed by MLS Grid
• 2012-09-27 Sold (Public Records) $169,900 Public Records
• 2012-09-26 Sold (MLS) $169,900 Stellar MLS as Distributed by MLS Grid
• 2012-04-13 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2012-02-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-12-07 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-20 Sold (Public Records) $137,500 Public Records
• 2011-06-17 Sold (MLS) $137,500 Stellar MLS as Distributed by MLS Grid
• 2010-12-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-12-27 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2010-12-27 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2010-12-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-12-27 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2010-12-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-01-13 Listed $180,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $2,175 · +12.6% YoY. Source: county tax records.