32 Cypress Rd · Silver Springs Shores, FL 34472

$184,900

3 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 19 Days on market

Built 2007 10,019 sqft lot Est $256k · 28% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

APPROVED SHORT SALE ON THIS 2007 BUILT 3/2/2, NICE LOT, PRIVATE SETTING. SPLIT BEDROOM PLAN WITH OPEN KITCHEN TO DINNING AND LIVING ROOM. INSIDE LAUNDRY, HIGH CEILINGS, 2 CAR GARAGE.

Key facts

• Open floor plan
• Easy access
• Large backyard

Tags

• OPEN FLOOR PLAN
• BAR-TOP SEATING
• LARGE BACKYARD
• PEACEFUL NEIGHBORHOOD SETTING
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $182k (1.4% below list).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, amenities 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: Emerald Shores Elementary School (math 30% / reading 34%, grade F, #1,797 of 2,144 statewide, top 86%, 666 students, 74% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Marion average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 674 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.9% appreciation + 0.2% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $73k; list at $185k implies a 153% 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,126 (1.5% below list)

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.99% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $256,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Oak Lane Cir	0.13mi	3/2.0	1,331 (-2%)	3mo	$249,900	$188	88
42 Olive Dr	0.40mi	3/2.0	1,336 (-2%)	2mo	$196,000	$147	76
80 Olive Dr	0.30mi	3/2.0	1,400 (+3%)	7mo	$265,000	$189	75
21 Holly Rd	0.06mi	3/2.0	1,471 (+8%)	18mo	$279,900	$190	69
73 Olive Rd	0.44mi	3/2.0	1,361 (-0%)	13mo	$245,000	$180	69
6 Emerald Trail Run	0.36mi	3/2.0	1,232 (-10%)	1mo	$218,000	$177	66
216 Oak Ln	0.12mi	3/2.0	1,232 (-10%)	21mo	$236,000	$192	61
11 Elm Loop	0.42mi	3/2.0	1,232 (-10%)	17mo	$232,500	$189	50
23 Oak Pass Loop	0.38mi	3/2.0	1,557 (+14%)	11mo	$269,000	$173	49
8 Oak Circle Crse	0.69mi	3/2.0	1,342 (-2%)	24mo	$215,000	$160	46
17 Oak Trl	0.58mi	3/2.0	1,453 (+7%)	21mo	$285,400	$196	44
49 Oak Pass Loop	0.53mi	3/2.0	1,192 (-12%)	14mo	$195,000	$164	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 2.05×
• Total profit: $54,295
• Equity at exit: $115,448

10-year hold

• IRR: 14.9%
• Equity multiple: 3.81×
• Total profit: $145,709
• Equity at exit: $208,684

Cash invested: $51,772 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 674
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$970
• Tax from tax record: −$289 /mo · $3,470/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $104

Break-even live

Break-even rent $1,691

Max offer price $184,900

Occupancy floor 89%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Oak Cir Ocala, FL	3.0	2.0	1406	$1,675	$1.19	13d	1	0.13mi
2 Ash Dr Ocala, FL	3.0	2.0	1083	$1,750	$1.62	13d	1	0.25mi
8 Ash Pass Run Ocala, FL	3.0	2.0	1128	$1,650	$1.46	21d	1	0.36mi
5 Olive Dr Ocala, FL	3.0	2.0	1450	$1,800	$1.24	21d	1	0.65mi
106 Oak Cir Ocala, FL	3.0	2.0	1453	$1,795	$1.24	13d	1	0.74mi
21 Olive Cir Ocala, FL	3.0	2.0	1459	$1,800	$1.23	13d	1	0.83mi
60 Bahia Court Trak Ocala, FL	3.0	2.0	1413	$1,695	$1.20	21d	1	1.12mi
12 Spring Loop Ocala, FL	2.0	1.0	900	$1,350	$1.50	13d	1	1.12mi
27 Sapphire Run Ocala, FL	3.0	2.0	1255	$1,500	$1.20	21d	1	1.21mi

Listing history 9 events

1. 2026-04-01
   status Pending
2. 2026-03-13
   listed $184,900 Active
3. 2016-12-22
   soldstatus $73,000
4. 2010-09-27
   soldstatus $62,000
5. 2010-09-24
   soldstatus $62,000 182-char remark

   Show marketing remark (182 chars)

   APPROVED SHORT SALE ON THIS 2007 BUILT 3/2/2, NICE LOT, PRIVATE SETTING. SPLIT BEDROOM PLAN WITH OPEN KITCHEN TO DINNING AND LIVING ROOM. INSIDE LAUNDRY, HIGH CEILINGS, 2 CAR GARAGE.

6. 2010-03-08
   listed $68,000 182-char remark

   Show marketing remark (182 chars)

   APPROVED SHORT SALE ON THIS 2007 BUILT 3/2/2, NICE LOT, PRIVATE SETTING. SPLIT BEDROOM PLAN WITH OPEN KITCHEN TO DINNING AND LIVING ROOM. INSIDE LAUNDRY, HIGH CEILINGS, 2 CAR GARAGE.

7. 2005-08-26
   soldstatus $191,400
8. 2004-01-30
   historical
9. 2003-02-27
   listed $4,800

ⓘ 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: $3,470 · $289/mo
• Projected year-2 tax: $3,470 · $289/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 ≥108°F today · 21 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,873
• − Mortgage interest: −$10,357
• − Property taxes: −$3,470
• − Insurance: −$924
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$5,379
• Taxable loss: −$1,757
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,672/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+3752.1% since first listed

9 events — show timeline

• 2026-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2016-12-22 Sold (Public Records) $73,000 Public Records
• 2010-09-27 Sold (Public Records) $62,000 Public Records
• 2010-09-24 Sold (MLS) $62,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-08 Listed $68,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-26 Sold (Public Records) $191,400 Public Records
• 2004-01-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2003-02-27 Listed $4,800 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.0%/yr

Latest (2025): $3,470 · +14.8% YoY. Source: county tax records.