6070 SW 99th Pl · Liberty Triangle, FL 34476

$170,000

3 bd · 2.0 ba · 1,687 sqft · SingleFamily public records · 3 Days on market

Built 1999 9,148 sqft lot Est $265k · 36% under $328/mo HOA · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. Beautifully maintained 3-bedroom, 2-bath home with den located in the desirable 55+ community of Cherrywood in Ocala! This move-in ready home offers a bright, open floor plan designed for comfortable Florida living with newer luxury vinyl wood flooring, fresh neutral paint, and excellent overall condition throughout. The spacious kitchen features a breakfast bar, bay-window breakfast nook, and plenty of cabinet space, while the large primary suite includes a walk-in closet and updated carpeting. Enjoy peaceful mornings or relaxing evenings on the screened patio overlooking the beautifully maintained yard

Key facts

• Screened patio
• Updated carpeting
• Walk-in closet

Tags

• SCREENED PATIO
• BREAKFAST BAR
• BAY-WINDOW BREAKFAST NOOK
• WALK-IN CLOSET
• UPDATED CARPETING
• INSIDE LAUNDRY ROOM

Property features AI

Finance

• Other: Living area listed as 1,687 sq ft (public records); Building area listed as 2,634 sq ft (public records); Direction the home faces: North
• Financial info: No lease restrictions indicated
• HOA & community: Monthly HOA fee of $328 (includes pool, recreational facilities and trash); Community amenities: clubhouse, fitness center, pool, tennis courts; Pets allowed; Senior community

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected; Irrigation equipment
• Home design: Single family residence; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Completed condition; Built on a 0.21-acre lot (approx. 91 x 100)
• Exterior features: Enclosed, screened rear porch; Patio/porch area; Private mailbox; Rain gutters; Sliding doors; Paved lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Split bedroom floorplan; Walk-in closet(s); Blinds, rods and other window treatments
• Laundry & utility: In-home laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-42 ($-504/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (4.4% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $163k (4.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.5% in Liberty Triangle — 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.
• Zoned schools: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% 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).
• Market conditions: Rents soft (-2.6%/yr); 858 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 9y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,574 (4.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.17% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $264,859
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10031 SW 62nd Cir	0.13mi	3/2.0	1,855 (+10%)	3mo	$200,000	$108	75
9611 SW 62nd Ct	0.38mi	3/2.0	1,622 (-4%)	3mo	$255,000	$157	73
9619 SW 62nd Ct	0.24mi	3/2.0	1,615 (-4%)	11mo	$255,490	$158	73
6166 SW 100th Loop	0.19mi	3/2.0	1,535 (-9%)	7mo	$174,000	$113	70
10501 SW 60th Ter	0.57mi	3/2.0	1,699 (+1%)	4mo	$224,900	$132	69
5920 SW 102nd St	0.33mi	3/2.0	1,495 (-11%)	2mo	$235,000	$157	64
9530 SW 54th Ct	0.65mi	3/2.0	1,790 (+6%)	9mo	$239,900	$134	52
10441 SW 54th Ct	0.75mi	3/2.0	1,735 (+3%)	12mo	$329,000	$190	50
9346 SW 60th Terrace Rd	0.62mi	3/2.0	1,844 (+9%)	14mo	$337,000	$183	44
5464 SW 100th Loop	0.61mi	3/2.0	1,892 (+12%)	8mo	$345,000	$182	44
9364 SW 60th Terrace Rd	0.62mi	2/2.0 (-1)	1,811 (+7%)	13mo	$319,205	$176	43
9600 SW 53rd Cir	0.66mi	2/2.0 (-1)	1,441 (-15%)	18mo	$225,000	$156	25

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.25×
• Total profit: $-35,743
• Equity at exit: $25,348

10-year hold

• IRR: -33.7%
• Equity multiple: -0.17×
• Total profit: $-55,837
• Equity at exit: $14,698

Cash invested: $47,600 (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 34476

• Rents YoY: -2.6%
• Active inventory: 858
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$891
• Tax from tax record: −$319 /mo · $3,831/yr
• Insurance: −$71
• HOA: −$328
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-42

Break-even live

Break-even rent $2,037

Max offer price $162,574

Occupancy floor 97%

Sensitivity live

Price	-10% $54	-5% $6	+0% $-42	+5% $-90	+10% $-138
Rent	-10% $-199	-5% $-120	+0% $-42	+5% $36	+10% $115
Rate	-1.0pp $44	-0.5pp $1	base $-42	+0.5pp $-86	+1.0pp $-131

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	16d	1	0.10mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	23d	1	0.27mi
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	23d	1	0.67mi
9324 SW 58th Cir Ocala, FL	3.0	2.0	2141	$2,500	$1.17	23d	1	0.71mi
5637 SW 93rd St Ocala, FL	4.0	3.0	2039	$2,600	$1.28	16d	1	0.78mi
9198 SW 62nd Terrace Rd Ocala, FL	3.0	2.0	1710	$1,850	$1.08	16d	1	0.79mi
10417 SW 52nd Ct Ocala, FL	3.0	2.0	1577	$1,995	$1.27	16d	1	0.92mi
6243 SW 90th St Ocala, FL	2.0	2.0	1700	$1,750	$1.03	23d	1	0.98mi
4937 SW 98th Pl Ocala, FL	4.0	2.0	1838	$2,400	$1.31	16d	1	1.05mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	23d	1	1.07mi
6615 SW 89th Ln Ocala, FL	4.0	3.0	1958	$2,195	$1.12	16d	1	1.14mi
7195 SW 92nd St Ocala, FL	3.0	2.5	1220	$1,750	$1.43	23d	1	1.19mi
4725 SW 100th St Ocala, FL	3.0	2.0	2000	$1,800	$0.90	23d	1	1.21mi
4780 SW 95th Ln Ocala, FL	4.0	3.0	2002	$2,395	$1.20	16d	1	1.24mi
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	23d	1	1.26mi
7177 SW 92nd St Ocala, FL	3.0	2.5	1410	$1,850	$1.31	23d	1	1.28mi
8940 SW 50th Ter Ocala, FL	4.0	2.0	1827	$2,195	$1.20	23d	1	1.37mi
8792 SW 49th Cir Ocala, FL	4.0	2.0	1498	$1,850	$1.23	23d	1	1.39mi
11302 SW 62nd Cir Ocala, FL	3.0	2.0	1526	$2,095	$1.37	23d	1	1.40mi
8780 SW 49th Cir Ocala, FL	3.0	2.0	1672	$1,900	$1.14	23d	1	1.41mi
10061 SW 74th Ter Ocala, FL	3.0	2.0	1894	$1,995	$1.05	16d	1	1.45mi

HOA detail

• Monthly dues: $328 · $3,936/yr

Listing history 34 events

1. 2026-05-20
   listed $170,000 Active
2. 2026-05-11
   historical
3. 2026-04-30
   price $189,000
4. 2026-04-20
   price $192,500
5. 2026-04-03
   price $192,900
6. 2026-03-26
   price $193,000
7. 2026-03-18
   price $193,500
8. 2026-03-05
   price $193,900
9. 2026-02-10
   price $194,400
10. 2026-01-30
    price $194,900
11. 2026-01-16
    price $195,900
12. 2026-01-15
    listed $196,000 Active
13. 2026-01-13
    historical $1,850
14. 2026-01-01
    historical
15. 2025-09-30
    price $209,900
16. 2025-09-20
    price $220,000
17. 2025-09-05
    listed $1,850
18. 2025-08-25
    price $225,000
19. 2025-07-01
    listed $234,000 Active
20. 2024-06-17
    historical
21. 2024-03-12
    price $234,000
22. 2023-10-20
    historical $1,750
23. 2023-10-18
    listed $239,000 Active
24. 2023-08-24
    listed $1,750
25. 2021-08-10
    soldstatus $200,000
26. 2021-08-06
    soldstatus $200,000 Closed
27. 2021-06-29
    status Pending
28. 2021-06-29
    price $205,000
29. 2021-06-24
    price $194,900
30. 2021-06-07
    price $199,890
31. 2021-06-01
    listed $199,900 Active
32. 2017-05-23
    soldstatus $104,500
33. 2017-05-23
    soldstatus $104,500
34. 2017-03-09
    listed $115,900

ⓘ 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: $3,831 · $319/mo
• Projected year-2 tax: $3,831 · $319/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,811
• − Mortgage interest: −$9,523
• − Property taxes: −$3,831
• − Insurance: −$850
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$3,936
• − Depreciation: −$4,945
• Taxable loss: −$3,084
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $236/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 — Liberty Triangle

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

Census & demographics

• Census place: Liberty Triangle, FL
• County: Marion County · 315,796 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 204.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• 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

+46.7% since first listed

35 events — show timeline

• 2026-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $192,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $192,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $193,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $193,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $193,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $194,400 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $194,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $195,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $196,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Rental Removed $1,850 STELLARMLS
• 2026-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-20 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Listed for Rent $1,850 STELLARMLS
• 2025-08-25 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Listed $234,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-12 Price Changed $234,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-20 Rental Removed $1,750 STELLARMLS
• 2023-10-18 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-24 Listed for Rent $1,750 STELLARMLS
• 2021-08-10 Sold (Public Records) $200,000 Public Records
• 2021-08-06 Sold (MLS) $200,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-29 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-24 Price Changed $194,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-07 Price Changed $199,890 Stellar MLS as Distributed by MLS Grid
• 2021-06-01 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2017-05-23 Sold (Public Records) $104,500 Public Records
• 2017-05-23 Sold (MLS) $104,500 Stellar MLS as Distributed by MLS Grid
• 2017-03-09 Listed $115,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.7%/yr

Latest (2025): $3,831 · +3.5% YoY. Source: county tax records.