8960 SW 32nd Ter · Liberty Triangle, FL 34476

$169,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 43 Days on market

Built 1999 7,841 sqft lot $105/sqft · 13% above area Est $150k · 13% over

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Why wait for renovations when it's already done? This move-in ready 3-bedroom, 2-bath home offers major system updates, quality 2x6 construction, and an abundance of storage, all in a convenient location with easy access to I-75. Big-ticket improvements have already been completed, including a 2025 HVAC system, 2024 water heater, 2023 bladder tank, 2010 metal roof, and septic system pumped in February 2026, allowing you to move in with confidence. Step inside to an open floor plan designed for both everyday living and entertaining. The spacious kitchen features abundant cabinetry with adjustable shelving, generous counter space, a center island with built-in table seating, a breakfast no

Key facts

• 7,841 sq ft lot
• Built 1999
• Listed 43 days

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home (double wide); Condition: Completed; Total living area approximately 1,620 sq ft; Building area approximately 1,680 sq ft; Lot size approximately 0.18 acres (97.5 x 80); Estimated lot area about 728 sq meters; Not in a planned development; Zoning: R4; One well and one septic on property
• HOA & community: No association; Pets allowed (cats and dogs)

Exterior

• Parking: Unpaved parking
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Model: Merritt; Faces west; Entry level: One
• Construction: Vinyl siding and frame construction; Metal roof; Crawlspace foundation; Built by Homes of Merit
• Exterior features: Front porch; Patio; Private mailbox; Rain gutters; Yard with trees/landscaping; Cleared, landscaped and irregular lot; Dirt road access on a privately maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater (serving kitchen)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Built-in features; Cathedral ceilings; Ceiling fans; Crown molding; Dry bar; Eat-in kitchen; High ceilings; Open floorplan; Living room/dining room combo; Split bedroom layout; Thermostat; Walk-in closets; Window treatments (blinds and drapes)
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 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.
• Zoned schools: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents soft (-2.6%/yr); 852 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 38% 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 $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

• It's been on market 43 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $170k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

• ARV (median comp): $150,000
• List price: $169,900
• Delta: 13.27%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3197 SW 89th Pl	0.09mi	4/2.0 (+1)	1,436 (-11%)	3mo	$144,000	$100	70
9165 SW 32nd Ct	0.23mi	2/2.0 (-1)	1,400 (-14%)	4mo	$150,000	$107	58

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,511
• Equity at exit: $25,333

10-year hold

• IRR: 4.1%
• Equity multiple: 1.26×
• Total profit: $12,350
• Equity at exit: $14,690

Cash invested: $47,572 (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: 852
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$891
• Tax from tax record: −$196 /mo · $2,358/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $472

Break-even live

Break-even rent $1,466

Max offer price $169,900

Occupancy floor 72%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7194 SW 91st Ln Ocala, FL	4.0	2.5	1571	$1,950	$1.24	21d	1	0.25mi
8880 SW 27th Ave Ocala, FL	2.0–3.0	2.0	1178	$1,399	$1.19	21d	1	0.30mi
8320 SW 41st Ter Ocala, FL	3.0	2.0	1841	$2,300	$1.25	14d	1	0.96mi
8665 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	21d	1	1.06mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	14d	1	1.06mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	13d	1	1.06mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	14d	1	1.08mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	21d	1	1.08mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	14d	1	1.11mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	14d	1	1.11mi
9975 SW 39th Ter Ocala, FL	4.0	2.0	1873	$2,295	$1.23	14d	1	1.16mi
9109 SW 45th Ter Ocala, FL	4.0	2.0	1828	$2,150	$1.18	14d	1	1.18mi
4296 SW 98th St Ocala, FL	3.0	2.0	1607	$1,700	$1.06	21d	1	1.26mi
4697 SW 89th St Ocala, FL	4.0	2.0	1848	$2,150	$1.16	14d	1	1.27mi
8609 SW 46th Ter Ocala, FL	3.0	2.0	1670	$2,400	$1.44	14d	1	1.27mi
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	14d	1	1.34mi
4643 SW 84th Street Rd Ocala, FL	3.0	2.0	1663	$1,925	$1.16	14d	1	1.34mi
4828 SW 86th Ln Ocala, FL	3.0	2.0	1672	$1,950	$1.17	21d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $169,900 Active 43 DOM
2. 2026-06-17
   days on market $169,900 Active 42 DOM
3. 2026-06-16
   days on market $169,900 Active 41 DOM
4. 2026-06-15
   days on market $169,900 Active 40 DOM
5. 2026-06-14
   days on market $169,900 Active 38 DOM
6. 2026-06-13
   days on market $169,900 Active 37 DOM
7. 2026-06-10
   days on market $169,900 Active 35 DOM
8. 2026-06-09
   days on market $169,900 Active 34 DOM
9. 2026-06-09
   price $169,900 Active 33 DOM
10. 2026-06-08
    days on market $174,900 Active 33 DOM
11. 2026-06-07
    days on market $174,900 Active 32 DOM
12. 2026-06-03
    days on market $174,900 Active 28 DOM
13. 2026-06-02
    days on market $174,900 Active 27 DOM
14. 2026-06-01
    days on market $174,900 Active 26 DOM
15. 2026-05-31
    days on market $174,900 Active 25 DOM
16. 2026-05-30
    pricedays on market $174,900 Active 24 DOM
17. 2026-05-06
    listed $175,000 Active 1805-char remark
18. 2019-11-13
    soldstatus $36,000
19. 2018-11-19
    soldstatus $100
20. 1986-08-01
    soldstatus $20,000

ⓘ 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: $2,358 · $196/mo
• Projected year-2 tax: $2,358 · $196/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 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: $24,759
• − Mortgage interest: −$9,517
• − Property taxes: −$2,358
• − Insurance: −$850
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$4,943
• Taxable income: $3,131
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $4,909/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

• 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

+749.5% since first listed

6 events — show timeline

• 2026-06-08 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-30 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-13 Sold (Public Records) $36,000 Public Records
• 2018-11-19 Sold (Public Records) $100 Public Records
• 1986-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,358 · +10.6% YoY. Source: county tax records.