1830 NW 44th Court Rd · Ocala, FL 34482

$242,000

2 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 195 Days on market

Built 2023 Good condition 7,841 sqft lot $156/sqft · 23% below area Est $313k · 23% under $48/mo HOA · 2% of rent

---

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 +13.8/30.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• 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 $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $21 ($248/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 $218k (9.7% below list).
• Recommended offer: $213k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); 975 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 40% 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 195 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (median comp): $313,142
• List price: $242,000
• Delta: -22.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4462 NW 14 Loop	0.21mi	3/2.0 (+1)	1,548 (0%)	7mo	$295,900	$191	79
1700 NW 44th Court Rd	0.10mi	3/2.0 (+1)	1,755 (+13%)	1mo	$265,819	$151	67
5137 NW 20th Pl	0.60mi	2/2.0	1,569 (+1%)	7mo	$275,000	$175	64
1481 NW 48th Ter	0.46mi	3/2.0 (+1)	1,429 (-8%)	5mo	$240,000	$168	56
1400 NW 48th Ter	0.48mi	3/2.0 (+1)	1,428 (-8%)	7mo	$298,140	$209	54
2238 NW 50th Ave	0.54mi	2/2.0	1,395 (-10%)	7mo	$197,000	$141	52
1320 NW 48th Ter	0.52mi	3/2.0 (+1)	1,428 (-8%)	7mo	$234,000	$164	52
5046 NW 21st Loop	0.59mi	2/2.0	1,378 (-11%)	3mo	$205,000	$149	52
4724 NW 11th St	0.58mi	3/2.0 (+1)	1,663 (+7%)	7mo	$338,840	$204	50
4684 NW 11th St	0.54mi	3/2.0 (+1)	1,697 (+10%)	7mo	$260,000	$153	48
2398 NW 50th Ave	0.60mi	3/2.0 (+1)	1,740 (+12%)	1mo	$195,000	$112	46
5146 NW 21st Loop	0.74mi	3/2.0 (+1)	1,725 (+11%)	8mo	$262,500	$152	35

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: -10.1%
• Equity multiple: 0.61×
• Total profit: $-26,305
• Equity at exit: $36,083

10-year hold

• IRR: 5.1%
• Equity multiple: 1.47×
• Total profit: $31,536
• Equity at exit: $20,924

Cash invested: $67,760 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 28 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $264,990 ($179/sqft)
• Median days on market: 86 d
• This list price: 34% of active listings are priced below it
• ARV vs active asking: +12.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34482

• Rents YoY: 11.1%
• Active inventory: 975
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,269
• Tax from tax record: −$287 /mo · $3,443/yr
• Insurance: −$101
• HOA: −$48
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $21

Break-even live

Break-even rent $2,158

Max offer price $242,000

Occupancy floor 94%

Sensitivity live

Price	-10% $158	-5% $89	+0% $21	+5% $-48	+10% $-116
Rent	-10% $-152	-5% $-66	+0% $21	+5% $107	+10% $193
Rate	-1.0pp $143	-0.5pp $82	base $21	+0.5pp $-42	+1.0pp $-106

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: $60,500
• Closing costs: $7,260
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1846 NW 44th Court Rd Ocala, FL	3.0	2.0	1755	$1,995	$1.14	10d	1	0.04mi
4530 NW 14th Loop Ocala, FL	3.0	2.5	1966	$2,250	$1.14	154d	1	0.09mi
1911 NW 46 Ave #291 Ocala, FL	3.0	2.0	1456	$1,675	$1.15	10d	1	0.10mi
4507 NW 14th Loop Ocala, FL	3.0	2.5	1950	$2,100	$1.08	51d	1	0.13mi
4501 NW 14th Loop Ocala, FL	3.0	2.0	1548	$3,800	$2.45	10d	1	0.14mi
4477 NW 14th Loop Ocala, FL	3.0	2.0	1712	$1,975	$1.15	10d	1	0.18mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	10d	1	0.47mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	10d	1	0.48mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	162d	1	0.48mi
2351 NW 46th Court Rd Ocala, FL	3.0	2.0	1393	$1,349	$0.97	43d	1	0.48mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$3,800	$3.58	10d	1	0.51mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	162d	1	0.51mi
4732 NW 11th St Ocala, FL	2.0	2.0	1513	$2,300	$1.52	10d	1	0.55mi
5126 NW 26th St Ocala, FL	2.0	2.0	1672	$2,600	$1.56	51d	1	0.74mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	162d	1	0.82mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	10d	1	0.82mi
5333 NW 25th Loop Ocala, FL	2.0	2.0	1569	$3,000	$1.91	43d	1	0.95mi
5001 NW 31st St Ocala, FL	3.0	2.0	1734	$1,750	$1.01	51d	1	1.06mi
2360 NW 53rd Avenue Rd Ocala, FL	3.0	2.0	1548	$2,500	$1.61	10d	1	1.07mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	162d	1	1.15mi
5751 NW 25th Loop Ocala, FL	2.0	2.0	1783	$2,100	$1.18	1d	1	1.17mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$1,785	$1.53	10d	1	1.21mi
1017 NW 57th Ct Unit 1019 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	162d	1	1.24mi
1017 NW 57th Ct Unit 1019 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	50d	1	1.24mi
5353 U.S. 27 Unit 1004 Ocala, FL	2.0	2.0	1211	$1,916	$1.58	12d	1	1.25mi
985 NW 57th Ct Unit 985 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	162d	1	1.25mi
933 NW 57th Ct Unit 935 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	162d	1	1.27mi
5811 NW 10th St Unit 5811 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	162d	1	1.30mi
5675 NW 6th Pl Unit 1 Ocala, FL	2.0	2.0	1288	$1,200	$0.93	8d	1	1.31mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	162d	1	1.32mi
3339 NW 52nd Avenue Rd Ocala, FL	2.0	2.0	1318	$4,500	$3.41	10d	1	1.32mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	154d	1	1.33mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	154d	1	1.37mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	162d	1	1.38mi
4521 NW 37th Street Rd Ocala, FL	3.0	2.0	1742	$2,500	$1.44	51d	1	1.38mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	162d	1	1.39mi
5329 NW 34th St Ocala, FL	2.0	2.0	1318	$2,800	$2.12	22d	1	1.40mi
5329 NW 34th St Ocala, FL	2.0	2.0	1318	$2,800	$2.12	10d	1	1.40mi
766 NW 59th Ave Unit 1 Ocala, FL	2.0	2.0	1177	$1,200	$1.02	2d	1	1.44mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	162d	1	1.45mi

Listing history 50 events

1. 2026-11-08
   days on market $242,000 Active 195 DOM
2. 2026-11-07
   days on market $242,000 Active 194 DOM
3. 2026-11-06
   days on market $242,000 Active 193 DOM
4. 2026-11-05
   days on market $242,000 Active 192 DOM
5. 2026-11-04
   days on market $242,000 Active 191 DOM
6. 2026-11-02
   days on market $242,000 Active 189 DOM
7. 2026-11-01
   days on market $242,000 Active 188 DOM
8. 2026-10-31
   days on market $242,000 Active 187 DOM
9. 2026-10-30
   days on market $242,000 Active 186 DOM
10. 2026-10-29
    days on market $242,000 Active 185 DOM
11. 2026-10-28
    days on market $242,000 Active 184 DOM
12. 2026-10-27
    days on market $242,000 Active 183 DOM
13. 2026-10-26
    days on market $242,000 Active 182 DOM
14. 2026-10-25
    days on market $242,000 Active 181 DOM
15. 2026-10-24
    days on market $242,000 Active 180 DOM
16. 2026-10-23
    days on market $242,000 Active 179 DOM
17. 2026-10-22
    days on market $242,000 Active 178 DOM
18. 2026-10-21
    days on market $242,000 Active 177 DOM
19. 2026-10-20
    days on market $242,000 Active 176 DOM
20. 2026-10-19
    days on market $242,000 Active 175 DOM
21. 2026-10-18
    days on market $242,000 Active 174 DOM
22. 2026-10-17
    days on market $242,000 Active 173 DOM
23. 2026-10-16
    days on market $242,000 Active 172 DOM
24. 2026-10-15
    days on market $242,000 Active 171 DOM
25. 2026-10-14
    days on market $242,000 Active 170 DOM
26. 2026-10-13
    days on market $242,000 Active 169 DOM
27. 2026-10-12
    days on market $242,000 Active 168 DOM
28. 2026-10-11
    days on market $242,000 Active 167 DOM
29. 2026-10-10
    days on market $242,000 Active 166 DOM
30. 2026-10-09
    days on market $242,000 Active 165 DOM
31. 2026-10-08
    days on market $242,000 Active 164 DOM
32. 2026-10-07
    days on market $242,000 Active 163 DOM
33. 2026-10-07
    days on market $242,000 Active 162 DOM
34. 2026-10-05
    days on market $242,000 Active 161 DOM
35. 2026-10-04
    days on market $242,000 Active 160 DOM
36. 2026-10-03
    days on market $242,000 Active 159 DOM
37. 2026-10-02
    days on market $242,000 Active 158 DOM
38. 2026-10-01
    days on market $242,000 Active 157 DOM
39. 2026-09-30
    days on market $242,000 Active 156 DOM
40. 2026-09-29
    days on market $242,000 Active 155 DOM
41. 2026-09-28
    days on market $242,000 Active 154 DOM
42. 2026-09-27
    days on market $242,000 Active 153 DOM
43. 2026-09-26
    days on market $242,000 Active 152 DOM
44. 2026-09-25
    days on market $242,000 Active 151 DOM
45. 2026-09-24
    days on market $242,000 Active 150 DOM
46. 2026-09-24
    days on market $242,000 Active 149 DOM
47. 2026-09-21
    days on market $242,000 Active 147 DOM
48. 2026-09-20
    days on market $242,000 Active 146 DOM
49. 2026-09-18
    days on market $242,000 Active 144 DOM
50. 2026-09-17
    days on market $242,000 Active 143 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: $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: $26,209
• − Mortgage interest: −$13,556
• − Property taxes: −$3,443
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$576
• − Depreciation: −$7,040
• Taxable loss: −$3,809
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $1,162/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 Est. rehab $7,740–$23,220 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary College Park Elementary School F FL #1,437/2,144 Nat'l #18,859/41,679 Middle Liberty Middle School F FL #360/571 Nat'l #5,872/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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 · 365,905 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 8% of renters

---

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%
• 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.