4000 NE 22nd Ct · Ocala, FL 34479

$149,000

2 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 8 Days on market

Built 1984 0.35 ac lot Est $247k · 40% under

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RECENT APPRAISAL FOR $240K! NO HOA! BRAND NEW ROOF! TOTALLY UPGRADED & UPDATED 3/2/2! REMODELED BATHROOMS & UPGRADED BATHROOM PLUMBING! REMODELED KITCHEN! 2020 DRAINFIELD & SEPTIC PUMPED! 2019 A/C! 2020 FRIDGE, 2019 WATER HEATER, 2017 WATER SOFTENER, UPGRADED FLOORING THROUGHOUT & MORE!! Start packing now because this won't last! Move in ready! Nice layout with plenty of room to entertain with family and friends. Spacious living room, dining room, and kitchen. Kitchen has GRANITE countertops, a breakfast bar, plenty of storage space, and all matching appliances. HUGE Fenced backyard, perfect for pets. Plenty of windows for natural lighting throughout the home. All situated on an oversized . 35 acre lot! Don't miss out - schedule your showing NOW!

Key facts

• Open floor plan
• Upgrades in kitchen
• Upgrades in baths

Tags

• OPEN FLOOR PLAN
• UPGRADES IN BATHS
• UPGRADES IN KITCHEN
• HUGE FENCED BACKYARD

Property features AI

Finance

• Other: Homestead exempt; Zoned R1
• Financial info: Lease restrictions apply
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic tank; Electricity connected
• Home design: Single family residence; One story; Faces east
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.35-acre lot (approx. 128 x 118)
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 8.7% 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.
• Market conditions: 173 active listings in the ZIP; 6 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).
• This rent runs 37% of the median local income ($54k/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 $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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

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: 1.12% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $246,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3881 NE 22nd Ct	0.10mi	3/2.0 (+1)	1,408 (+4%)	4mo	$265,000	$188	80
3601 NE 24th Ct	0.35mi	3/2.0 (+1)	1,308 (-3%)	12mo	$199,900	$153	63
2220 NE 41st St	0.06mi	3/2.0 (+1)	1,204 (-11%)	17mo	$131,000	$109	60
4056 NE 20th Ave	0.25mi	3/2.0 (+1)	1,243 (-8%)	19mo	$250,000	$201	55
2310 NE 43rd St	0.23mi	3/2.0 (+1)	1,482 (+10%)	20mo	$240,000	$162	51
3601 NE 18th Ter	0.41mi	3/2.0 (+1)	1,288 (-4%)	21mo	$200,000	$155	51
4025 NE 29th Ct	0.67mi	3/2.0 (+1)	1,300 (-4%)	9mo	$240,000	$185	50
3052 NE 21st Court Rd	0.72mi	3/2.0 (+1)	1,504 (+12%)	2mo	$254,490	$169	40
4055 NE 29th Ct	0.67mi	3/2.0 (+1)	1,250 (-7%)	16mo	$239,900	$192	38
4746 NE 27th Ct	0.70mi	3/2.0 (+1)	1,152 (-14%)	2mo	$221,000	$192	37
5005 NE 22nd Ave	0.73mi	3/2.0 (+1)	1,496 (+11%)	11mo	$253,000	$169	34
1904 NE 50th St	0.75mi	3/1.5 (+1)	1,167 (-13%)	12mo	$213,000	$183	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,337
• Equity at exit: $22,216

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $19,621
• Equity at exit: $12,883

Cash invested: $41,720 (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 34479

• Home prices YoY: -31.0%
• Active inventory: 173
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$781
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $295

Break-even live

Break-even rent $1,290

Max offer price $149,000

Occupancy floor 77%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3219 NE 16th Ct Unit 3219 Ocala, FL	3.0	2.0	1200	$1,700	$1.42	13d	1	0.76mi
2855 NE 20th Ter Ocala, FL	3.0	2.0	1504	$1,875	$1.25	13d	1	0.84mi
2122 NE 28th Pl Ocala, FL	3.0	2.0	1328	$2,100	$1.58	13d	1	0.85mi
2190 NE 54th St Ocala, FL	3.0	2.0	1620	$1,450	$0.90	13d	1	0.98mi
3380 NE 44th Pl Ocala, FL	3.0	2.0	1392	$1,650	$1.19	21d	1	1.11mi
1405 NE 55th St Ocala, FL	2.0	1.0	1032	$1,400	$1.36	21d	1	1.32mi

Listing history 12 events

1. 2026-05-11
   status Pending
2. 2026-05-03
   listed $149,000 Active
3. 2021-12-03
   soldstatus $236,000
4. 2021-12-01
   soldstatus $236,000 Closed 780-char remark

   Show marketing remark (780 chars)

   RECENT APPRAISAL FOR $240K! NO HOA! BRAND NEW ROOF! TOTALLY UPGRADED & UPDATED 3/2/2! REMODELED BATHROOMS & UPGRADED BATHROOM PLUMBING! REMODELED KITCHEN! 2020 DRAINFIELD & SEPTIC PUMPED! 2019 A/C! 2020 FRIDGE, 2019 WATER HEATER, 2017 WATER SOFTENER, UPGRADED FLOORING THROUGHOUT & MORE!! Start packing now because this won't last! Move in ready! Nice layout with plenty of room to entertain with family and friends. Spacious living room, dining room, and kitchen. Kitchen has GRANITE countertops, a breakfast bar, plenty of storage space, and all matching appliances. HUGE Fenced backyard, perfect for pets. Plenty of windows for natural lighting throughout the home. All situated on an oversized . 35 acre lot! Don't miss out - schedule your showing NOW!

5. 2021-10-22
   status Pending 780-char remark

   Show marketing remark (780 chars)

   RECENT APPRAISAL FOR $240K! NO HOA! BRAND NEW ROOF! TOTALLY UPGRADED & UPDATED 3/2/2! REMODELED BATHROOMS & UPGRADED BATHROOM PLUMBING! REMODELED KITCHEN! 2020 DRAINFIELD & SEPTIC PUMPED! 2019 A/C! 2020 FRIDGE, 2019 WATER HEATER, 2017 WATER SOFTENER, UPGRADED FLOORING THROUGHOUT & MORE!! Start packing now because this won't last! Move in ready! Nice layout with plenty of room to entertain with family and friends. Spacious living room, dining room, and kitchen. Kitchen has GRANITE countertops, a breakfast bar, plenty of storage space, and all matching appliances. HUGE Fenced backyard, perfect for pets. Plenty of windows for natural lighting throughout the home. All situated on an oversized . 35 acre lot! Don't miss out - schedule your showing NOW!

6. 2021-10-19
   listed $229,900 Active 780-char remark

   Show marketing remark (780 chars)

   RECENT APPRAISAL FOR $240K! NO HOA! BRAND NEW ROOF! TOTALLY UPGRADED & UPDATED 3/2/2! REMODELED BATHROOMS & UPGRADED BATHROOM PLUMBING! REMODELED KITCHEN! 2020 DRAINFIELD & SEPTIC PUMPED! 2019 A/C! 2020 FRIDGE, 2019 WATER HEATER, 2017 WATER SOFTENER, UPGRADED FLOORING THROUGHOUT & MORE!! Start packing now because this won't last! Move in ready! Nice layout with plenty of room to entertain with family and friends. Spacious living room, dining room, and kitchen. Kitchen has GRANITE countertops, a breakfast bar, plenty of storage space, and all matching appliances. HUGE Fenced backyard, perfect for pets. Plenty of windows for natural lighting throughout the home. All situated on an oversized . 35 acre lot! Don't miss out - schedule your showing NOW!

7. 2015-06-29
   historical
8. 2014-09-11
   listed $84,000
9. 2010-08-27
   soldstatus $54,000
10. 2010-08-20
    soldstatus $54,000
11. 2010-06-24
    listed $67,500
12. 1982-12-01
    soldstatus $8,500

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,105 · $175/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 3/10 Moderate FEMA zone X (unshaded) · 18% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,958
• − Mortgage interest: −$8,346
• − Property taxes: −$2,105
• − Insurance: −$745
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$4,335
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $3,244/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): 13,264
• Household income: $54,283
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 664.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 9%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Estonian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% 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: ▼ -111.70%
• Current HPI: 248.7063
• Rent YoY: —
• 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

+1652.9% since first listed

12 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Sold (Public Records) $236,000 Public Records
• 2021-12-01 Sold (MLS) $236,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-19 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2015-06-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-09-11 Listed $84,000 Stellar MLS as Distributed by MLS Grid
• 2010-08-27 Sold (Public Records) $54,000 Public Records
• 2010-08-20 Sold (MLS) $54,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-24 Listed $67,500 Stellar MLS as Distributed by MLS Grid
• 1982-12-01 Sold (Public Records) $8,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,105 · +13.2% YoY. Source: county tax records.