9121 SW 83rd Ct Unit A · On Top of the World, FL 34481

$125,000

2 bd · 2.0 ba · 1,531 sqft · Condo public records · 14 Days on market

Built 1989 $493/mo HOA · 30% of rent

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Why this score? — see what drove the D+ 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 +14.9/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neat Clean end-unit, CORNER-unit Birgminham model. Neutral throughout, FL room under heat A/C, plus covered patio (for golf cart), PLUS open patio. 36 -long garage leaves room for workshop area.

Key facts

• Corner unit
• 2,047 sq ft lot
• Garage

Tags

• CORNER UNIT

Property features AI

Finance

• Other: Association name: Lori Sands
• Financial info: Total monthly fees listed as $493.96; total annual fees listed as $5,927.52; Lease restrictions apply
• HOA & community: Monthly HOA fee (about $493.96) — includes structure and grounds maintenance; Association requires approval; Association amenities: gated community, golf, fitness center, pool, tennis courts, racquetball, pickleball courts, shuffleboard, trails, dog park, sidewalks, community mailbox, deed restrictions; golf carts allowed; Senior community; Pets allowed (cats and dogs with number limits)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Residential villa; Single-story; Faces south; Model: Birmingham
• Construction: Block construction; Shingle roof; Built on slab foundation
• Exterior features: Front porch; Sprinkler (metered); Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen open to family room
• Laundry & utility: Washer hookup; Dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $36 ($435/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 6.6% vs local median 2.9% in On Top of the World — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 1151 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% of the median local income ($57k/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 $864 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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

• Watch-outs: HOA is 30% of rent.

Recommended offer $125,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-17,670
• Equity at exit: $18,638

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-11,298
• Equity at exit: $10,808

Cash invested: $35,000 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$656
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$52
• HOA: −$493
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $36

Break-even live

Break-even rent $1,606

Max offer price $125,000

Occupancy floor 93%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	0.09mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	0.09mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	21d	1	0.15mi
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	21d	1	0.34mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	21d	1	0.36mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.50mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	14d	1	0.53mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	14d	1	0.64mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.67mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.70mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	21d	1	0.72mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	14d	1	0.75mi
8714 SW 83rd Loop Ocala, FL	2.0	2.0	1658	$1,900	$1.15	14d	1	0.88mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	14d	1	0.92mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	21d	1	0.93mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	14d	1	1.06mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	21d	1	1.06mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	14d	1	1.12mi
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	21d	1	1.18mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	1.22mi
10061 SW 74th Ter Ocala, FL	3.0	2.0	1894	$1,995	$1.05	14d	1	1.29mi
9013 SW 79th Ln Ocala, FL	2.0	2.0	2118	$2,500	$1.18	21d	1	1.36mi
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$1,975	$1.51	14d	27	1.38mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	1.38mi
7978 SW 90th Ter Ocala, FL	2.0	2.0	1226	$1,875	$1.53	14d	1	1.44mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	21d	1	1.44mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	1.46mi
9746 SW 89th Loop Ocala, FL	2.0	2.0	1660	$1,950	$1.17	21d	1	1.49mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-16
   status Pending 879-char remark
2. 2026-05-02
   listed $125,000 Active 879-char remark
3. 2005-11-14
   soldstatus $142,000
4. 2005-07-19
   soldstatus $90,000
5. 2005-07-08
   soldstatus $90,000 194-char remark

   Show marketing remark (194 chars)

   Neat Clean end-unit, CORNER-unit Birgminham model. Neutral throughout, FL room under heat A/C, plus covered patio (for golf cart), PLUS open patio. 36 -long garage leaves room for workshop area.

6. 2005-04-15
   listed $94,900 194-char remark

   Show marketing remark (194 chars)

   Neat Clean end-unit, CORNER-unit Birgminham model. Neutral throughout, FL room under heat A/C, plus covered patio (for golf cart), PLUS open patio. 36 -long garage leaves room for workshop area.

7. 1989-06-01
   soldstatus $71,000

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$219/yr (+$18/mo · 26.7%)

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

Taxation est. · year 1

• Rental income: $19,825
• − Mortgage interest: −$7,002
• − Property taxes: −$819
• − Insurance: −$625
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − HOA: −$5,916
• − Depreciation: −$3,636
• Taxable loss: −$1,345
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $758/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 — On Top of the World

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: On Top of the World, FL
• County: Marion County · 315,796 people
• City population: 25,668
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -67.48%
• Current HPI: 199.986
• 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

+69.0% since first listed

8 events — show timeline

• 2026-06-17 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-14 Sold (Public Records) $142,000 Public Records
• 2005-07-19 Sold (Public Records) $90,000 Public Records
• 2005-07-08 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-15 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 1989-06-01 Sold (Public Records) $71,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $819 · +38.7% YoY. Source: county tax records.