1830 NW 44th Court Rd · Ocala, FL 34482

$235,000

2 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 97 Days on market

Built 2023 Good condition 7,841 sqft lot $152/sqft · 20% below area Est $295k · 20% under $48/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Short Sale – Priced Below Market Value! Welcome to this beautiful home located in the desirable Heath Preserve community. Built in 2023, this single-family residence offers 1,548 square feet of thoughtfully designed living space featuring 3 bedrooms and 2 bathrooms. The open-concept floor plan provides a seamless flow between the kitchen, dining area, and living room—ideal for both everyday living and entertaining. Enjoy added privacy with a screened lanai leading to a backyard with no rear neighbors. Conveniently located near shopping, dining, medical facilities, golf courses, and the renowned World Equestrian Center, this home offers modern design, functional space, and exceptional convenience. 3D Tour and Floorplan available upon request.

Key facts

• Modern design
• Screened lanai
• Functional space

Tags

• HEATH PRESERVE COMMUNITY
• SCREENED LANAI
• OPEN-CONCEPT FLOOR PLAN
• MODERN DESIGN
• FUNCTIONAL SPACE
• EXCEPTIONAL CONVENIENCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-11 ($-138/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (10.9% below list).
• Recommended offer: $209k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Ocala — 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 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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: College Park Elementary School (math 46% / reading 37%, grade F, #1,437 of 2,144 statewide, top 68%, 840 students, 78% 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 61% FRL track the district average.
• Market conditions: Rents rising fast (+11.1%/yr); 670 active listings in the ZIP; 22 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 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 $2k of loan paydown is wiped out by about $7k 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 97 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Recommended offer $209,330 (10.9% 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 97 days. Have you received any prior offers? Is the seller open to a 11% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.89% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (median comp): $294,812
• List price: $235,000
• Delta: -20.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2218 NW 50th Ave	0.54mi	2/2.0	1,544 (-0%)	6mo	$230,000	$149	69
1481 NW 48th Ter	0.46mi	3/2.0 (+1)	1,429 (-8%)	1mo	$240,000	$168	60
4493 NW 14th Loop	0.15mi	3/2.0 (+1)	1,755 (+13%)	8mo	$320,000	$182	60
1400 NW 48th Ter	0.48mi	3/2.0 (+1)	1,428 (-8%)	3mo	$298,140	$209	58
4762 NW 11th St	0.59mi	3/2.0 (+1)	1,544 (-0%)	13mo	$240,000	$155	56
4684 NW 11th St	0.54mi	3/2.0 (+1)	1,697 (+10%)	2mo	$260,000	$153	52
4494 NW 14th Loop	0.09mi	3/2.5 (+1)	1,714 (+11%)	24mo	$290,000	$169	51
4813 NW 11th St	0.56mi	3/2.0 (+1)	1,484 (-4%)	14mo	$245,050	$165	50
1208 NW 48th Ter	0.57mi	3/2.0 (+1)	1,429 (-8%)	7mo	$260,000	$182	50
2251 NW 50th Ave	0.52mi	2/2.0	1,341 (-13%)	5mo	$249,900	$186	49
1142 NW 47th Ct	0.54mi	3/4.0 (+1)	1,428 (-8%)	12mo	$256,990	$180	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.58×
• Total profit: $-27,691
• Equity at exit: $35,039

10-year hold

• IRR: 4.3%
• Equity multiple: 1.39×
• Total profit: $25,528
• Equity at exit: $20,319

Cash invested: $65,800 (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 34482

• Rents YoY: 11.1%
• Active inventory: 670
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$287 /mo · $3,443/yr
• Insurance: −$98
• HOA: −$48
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-11

Break-even live

Break-even rent $2,108

Max offer price $232,973

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $55	+0% $-11	+5% $-78	+10% $-145
Rent	-10% $-177	-5% $-94	+0% $-11	+5% $71	+10% $154
Rate	-1.0pp $107	-0.5pp $48	base $-11	+0.5pp $-72	+1.0pp $-134

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4530 NW 14th Loop Ocala, FL	3.0	2.5	1966	$2,250	$1.14	15d	1	0.09mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	22d	1	0.47mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	22d	1	0.48mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	22d	1	0.48mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	22d	1	0.51mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	22d	1	0.82mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	15d	1	0.82mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$1,785	$1.53	22d	1	1.13mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	22d	1	1.15mi
NW 40th Avenue Rd Ocala, FL	2.0	1.0	1050	$1,050	$1.00	15d	1	1.23mi
1017 NW 57th Ct Unit 1019 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	22d	1	1.24mi
985 NW 57th Ct Unit 985 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	22d	1	1.25mi
985 NW 57th Ct Unit 987 Ocala, FL	3.0	2.0	1162	$1,697	$1.46	22d	1	1.25mi
933 NW 57th Ct Unit 935 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	22d	1	1.27mi
5811 NW 10th St Unit 5811 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	22d	1	1.30mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	22d	1	1.32mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	15d	1	1.33mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	15d	1	1.37mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	22d	1	1.38mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	22d	1	1.39mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	22d	1	1.45mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	22d	1	1.47mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 17 events

1. 2026-06-21
   days on market $235,000 Active 97 DOM
2. 2026-06-18
   days on market $235,000 Active 94 DOM
3. 2026-06-17
   days on market $235,000 Active 93 DOM
4. 2026-06-16
   days on market $235,000 Active 92 DOM
5. 2026-06-15
   days on market $235,000 Active 91 DOM
6. 2026-06-14
   days on market $235,000 Active 89 DOM
7. 2026-06-13
   days on market $235,000 Active 88 DOM
8. 2026-06-10
   days on market $235,000 Active 86 DOM
9. 2026-06-09
   days on market $235,000 Active 85 DOM
10. 2026-06-08
    days on market $235,000 Active 84 DOM
11. 2026-06-07
    days on market $235,000 Active 83 DOM
12. 2026-06-03
    days on market $235,000 Active 79 DOM
13. 2026-06-02
    days on market $235,000 Active 78 DOM
14. 2026-06-01
    days on market $235,000 Active 77 DOM
15. 2026-05-31
    days on market $235,000 Active 76 DOM
16. 2026-05-30
    days on market $235,000 Active 75 DOM
17. 2026-03-16
    listed $235,000 Active 776-char remark

    Show marketing remark (776 chars)

    Short Sale. Short Sale – Priced Below Market Value! Welcome to this beautiful home located in the desirable Heath Preserve community. Built in 2023, this single-family residence offers 1,548 square feet of thoughtfully designed living space featuring 3 bedrooms and 2 bathrooms. The open-concept floor plan provides a seamless flow between the kitchen, dining area, and living room—ideal for both everyday living and entertaining. Enjoy added privacy with a screened lanai leading to a backyard with no rear neighbors. Conveniently located near shopping, dining, medical facilities, golf courses, and the renowned World Equestrian Center, this home offers modern design, functional space, and exceptional convenience. 3D Tour and Floorplan available upon request.

ⓘ 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: $3,443 · $287/mo
• Projected year-2 tax: $3,443 · $287/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,120
• − Mortgage interest: −$13,164
• − Property taxes: −$3,443
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − HOA: −$576
• − Depreciation: −$6,836
• Taxable loss: −$4,093
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $845/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This single-family home in the Heath Preserve community is in good condition with a fresh paint job and well-maintained landscaping. It offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value
• Both Replace driveway and walkway — Paved driveway and walkway are in good condition but could be replaced for a more polished look

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value ↑
• Both Replace driveway and walkway — Paved driveway and walkway are in good condition but could be replaced for a more polished look ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

1 event — show timeline

• 2026-03-16 Listed $235,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-9.9%/yr

Latest (2025): $3,443 · -9.9% YoY. Source: county tax records.