6042 NW 54th Ter · Ocala, FL 34482

$135,000

2 bd · 2.0 ba · 912 sqft · SingleFamily public records · 7 Days on market

Built 1984 10,019 sqft lot Est $163k · 17% under

---

Why this score? — see what drove the B+ 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Privacy-fenced back yard - Covered back porch - Metal roof - Near Ocala horse country and World Equestrian Center - Opportunity to renovate and make this NW Ocala property your own in Ocala Park Estates. This 2 bedroom, 2 bathroom single-story home features a spacious fenced yard, covered back porch, and a partially screened carport, approximately 215 sq ft, with conversion potential for a garage or additional living space. Metal roof may qualify for significant homeowners insurance discount, water heater was replaced approximately 2 years ago, well pump replaced approximately 1 year ago, HVAC from 2012, and septic pumped in 2026. The primary bedroom

Key facts

• Metal roof
• Covered back porch
• 0.23 acre lot

Tags

• PRIVACY-FENCED BACK YARD
• COVERED BACK PORCH
• METAL ROOF
• NEAR OCALA HORSE COUNTRY
• NEAR WORLD EQUESTRIAN CENTER
• PARTIALLY SCREENED CARPORT

Property features AI

Finance

• Other: Zoned R1; Lot size approximately 0.23 acres; One well and one septic on property
• HOA & community: No HOA; Street lights in community; Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Electricity connected; Water connected
• Home design: Single family residence; Residential property; One story; Faces east; Homestead eligible
• Construction: Stucco exterior; Metal roof; Slab foundation; Built on 0.23 acre lot (75 x 135)
• Exterior features: Rear porch; Private mailbox; Rain gutters; Paved lot

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Laundry room; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.7% vs local median 4.1% 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: Fessenden Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 417 students, 79% FRL); North Marion Middle School (math 35% / reading 34%, grade F, #421 of 571 statewide, top 74%, 803 students, 72% FRL); North Marion High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,303 students, 66% FRL).
• Market conditions: Rents rising fast (+11.1%/yr); 671 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 32% 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $95k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.29% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $163,248
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5238 NW 61st Ln	0.18mi	2/1.0	962 (+6%)	17mo	$169,900	$177	64
5641 NW 55th Ave	0.30mi	3/2.0 (+1)	1,008 (+10%)	10mo	$129,000	$128	55
5931 NW 62nd Pl	0.47mi	3/2.0 (+1)	1,014 (+11%)	1mo	$219,900	$217	53
5810 NW 59th Ave	0.46mi	3/1.5 (+1)	1,008 (+10%)	19mo	$180,000	$179	38

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: 11.7%
• Equity multiple: 1.49×
• Total profit: $18,536
• Equity at exit: $20,129

10-year hold

• IRR: 24.3%
• Equity multiple: 3.60×
• Total profit: $98,124
• Equity at exit: $11,672

Cash invested: $37,800 (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: 671
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $490

Break-even live

Break-even rent $1,116

Max offer price $135,000

Occupancy floor 67%

Sensitivity live

Price	-10% $567	-5% $529	+0% $490	+5% $452	+10% $414
Rent	-10% $353	-5% $422	+0% $490	+5% $559	+10% $628
Rate	-1.0pp $558	-0.5pp $525	base $490	+0.5pp $455	+1.0pp $420

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5532 NW 57th Pl Ocala, FL	2.0	2.0	962	$1,295	$1.35	16d	1	0.26mi
6440 NW 66th Ct Ocala, FL	3.0	2.0	992	$1,695	$1.71	16d	1	1.23mi

Listing history 8 events

1. 2026-06-01
   statusdays on market $135,000 Pending 7 DOM
2. 2026-05-31
   days on market $135,000 Active 6 DOM
3. 2026-05-30
   days on market $135,000 Active 5 DOM
4. 2026-05-25
   listed $135,000 Active
5. 2021-08-09
   soldstatus $95,000
6. 2003-08-26
   soldstatus $50,000
7. 1998-05-08
   soldstatus $43,900
8. 1994-06-13
   soldstatus $37,800

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,411 · $118/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,844
• − Mortgage interest: −$7,562
• − Property taxes: −$1,411
• − Insurance: −$675
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$3,927
• Taxable income: $3,934
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $4,941/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 — 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

• County: Marion County · 315,796 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: 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

+257.1% since first listed

5 events — show timeline

• 2026-05-25 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-09 Sold (Public Records) $95,000 Public Records
• 2003-08-26 Sold (Public Records) $50,000 Public Records
• 1998-05-08 Sold (Public Records) $43,900 Public Records
• 1994-06-13 Sold (Public Records) $37,800 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,411 · +20.0% YoY. Source: county tax records.