556 Fairways Cir Unit B · Silver Springs Shores, FL 34472

$124,900

2 bd · 2.0 ba · 1,072 sqft · Condo public records · 90 Days on market

Built 1972 $117/sqft · 11% above area Est $112k · 11% over $326/mo HOA · 23% 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 +8.8/30.0
• Appreciation +8.0/10.0
• 1% rule +6.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

* * Price Reduced! * * Beautifully remodeled second-floor condo with stunning lake and golf course views in the desirable Fairways Condominiums community. This move-in ready home features an open-concept layout with spacious living and dining areas leading to a private screened porch, perfect for relaxing or entertaining. The upgraded kitchen offers quartz countertops, shaker cabinets, stainless steel appliances, and modern finishes throughout. Oversized bedrooms comfortably fit king-size beds, while laminate flooring throughout provides easy maintenance and a clean, modern look. Recent updates include fresh interior paint and remodeled bathrooms with quartz vanities. Fairways Condominiums is an all-ages community with an affordable HOA covering exterior maintenance, lawn care, basic cable, and common area taxes. Ideal as a primary residence, seasonal getaway, or investment property. Conveniently located near Silver Springs Community Center, medical offices, shopping, dining, and everyday conveniences.

Key facts

• Private back porch
• Updated bathrooms
• Dual views

Tags

• DUAL VIEWS
• PRIVATE BACK PORCH
• CHEF INSPIRED KITCHEN
• UPDATED BATHROOMS
• QUARTZ VANITIES

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 $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (14.6% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $107k (14.6% below list) — sets the bar for cash-flow.

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, schools 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: Rents flat; 674 active listings in the ZIP; 37 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).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $105k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $125k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,680 (14.6% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.13% ✓
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 7.4

CMA / ARV

• ARV (median comp): $112,493
• List price: $124,900
• Delta: 11.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.72×
• Total profit: $25,335
• Equity at exit: $77,985

10-year hold

• IRR: 10.8%
• Equity multiple: 3.09×
• Total profit: $73,231
• Equity at exit: $140,966

Cash invested: $34,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$655
• Tax from tax record: −$181 /mo · $2,173/yr
• Insurance: −$52
• HOA: −$326
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-103

Break-even live

Break-even rent $1,537

Max offer price $106,680

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-68	+0% $-103	+5% $-138	+10% $-174
Rent	-10% $-214	-5% $-159	+0% $-103	+5% $-48	+10% $8
Rate	-1.0pp $-40	-0.5pp $-71	base $-103	+0.5pp $-136	+1.0pp $-168

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Fairways Cir Unit A Ocala, FL	2.0	1.5	1027	$1,100	$1.07	22d	1	0.04mi
553 Fairways Cir Unit B Ocala, FL	2.0	2.0	1304	$1,700	$1.30	14d	1	0.05mi
548 Fairways Cir Unit C102 Ocala, FL	2.0	2.0	850	$1,400	$1.65	22d	1	0.07mi
510 Fairways Cir Unit A Ocala, FL	2.0	2.0	1000	$1,299	$1.30	22d	1	0.07mi
561 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,250	$1.21	22d	1	0.08mi
549 Fairways Dr Unit A Ocala, FL	2.0	2.0	1072	$1,200	$1.12	22d	1	0.09mi
532 Bahia Cir Unit A Ocala, FL	2.0	1.5	1027	$1,300	$1.27	22d	1	0.09mi
582 Fairways Cir Unit A Ocala, FL	2.0	2.0	1304	$1,500	$1.15	22d	1	0.10mi
454 Fairways Cir Ocala, FL	2.0	2.0	837	$1,200	$1.43	22d	1	0.15mi
454 Fairways Cir Unit B203 Ocala, FL	2.0	2.0	850	$1,375	$1.62	22d	1	0.15mi
454 Fairways Cir Unit B204 Ocala, FL	2.0	2.0	837	$1,289	$1.54	22d	1	0.15mi
593 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,200	$1.16	22d	1	0.18mi
576 Fairways Ln Unit M104 Ocala, FL	2.0	2.0	837	$1,250	$1.49	22d	1	0.18mi
567 Midway Trak Unit H201 Ocala, FL	3.0	2.0	1029	$1,350	$1.31	14d	1	0.19mi
633 Silver Pass Unit B Ocala, FL	2.0	2.0	1072	$1,500	$1.40	22d	1	0.20mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	14d	1	0.30mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	22d	1	0.30mi
608 Midway Dr Unit A Ocala, FL	2.0	1.5	1054	$1,500	$1.42	14d	1	0.30mi
544 Silver Crse Ocala, FL	2.0	1.0	904	$1,395	$1.54	14d	1	0.33mi
708 Bahia Cir Ocala, FL	3.0	2.0	1352	$1,500	$1.11	22d	1	0.41mi
7817 Midway Drive Ter Unit A103 Ocala, FL	1.0	1.0	729	$1,300	$1.78	22d	1	0.53mi
54 Pine Trak Unit 104F Ocala, FL	2.0	2.0	832	$1,300	$1.56	22d	1	0.74mi
58 Pine Trak Unit 104D Ocala, FL	2.0	2.0	832	$1,050	$1.26	22d	1	0.76mi
62 Pine Trak Ocala, FL	2.0	2.0	832	$1,250	$1.50	22d	1	0.80mi
9337 Bahia Rd Ocala, FL	3.0	2.0	1402	$1,765	$1.26	14d	1	0.82mi
478 Water Pl Ocala, FL	3.0	2.0	1228	$1,650	$1.34	22d	1	0.88mi
162 Bahia Terrace Dr Ocala, FL	2.0	2.0	984	$1,375	$1.40	22d	1	0.98mi
455 Water Rd Ocala, FL	3.0	2.0	1275	$1,450	$1.14	14d	1	0.98mi
446 Water Rd Ocala, FL	3.0	2.0	1248	$1,425	$1.14	22d	1	1.00mi
43 Bahia Pass Ocala, FL	3.0	2.0	1188	$1,475	$1.24	22d	1	1.04mi
12 Spring Loop Ocala, FL	2.0	1.0	900	$1,350	$1.50	14d	1	1.18mi
7184 Hemlock Loop Ocala, FL	3.0	2.0	1392	$1,675	$1.20	22d	1	1.19mi
13 Pine Radial Dr Ocala, FL	3.0	2.0	1453	$1,795	$1.24	22d	1	1.28mi
5 Cedar Ln Ocala, FL	3.0	2.0	1064	$1,750	$1.64	22d	1	1.30mi
308 Hickory Course Radl Ocala, FL	3.0	2.0	1397	$1,650	$1.18	22d	1	1.35mi
7455 Midway Ter Unit K Ocala, FL	2.0	1.0	904	$1,249	$1.38	22d	1	1.38mi
60 Bahia Court Trak Ocala, FL	3.0	2.0	1413	$1,695	$1.20	22d	1	1.38mi

HOA detail condo

• Monthly dues: $326 · $3,912/yr
• Likely covers: cablelandscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $124,900 Active 90 DOM
2. 2026-06-17
   days on market $124,900 Active 89 DOM
3. 2026-06-16
   days on market $124,900 Active 88 DOM
4. 2026-06-15
   days on market $124,900 Active 87 DOM
5. 2026-06-14
   days on market $124,900 Active 85 DOM
6. 2026-06-13
   days on market $124,900 Active 84 DOM
7. 2026-06-10
   days on market $124,900 Active 82 DOM
8. 2026-06-09
   days on market $124,900 Active 81 DOM
9. 2026-06-08
   days on market $124,900 Active 80 DOM
10. 2026-06-07
    days on market $124,900 Active 79 DOM
11. 2026-06-03
    days on market $124,900 Active 75 DOM
12. 2026-06-02
    days on market $124,900 Active 74 DOM
13. 2026-06-01
    days on market $124,900 Active 73 DOM
14. 2026-05-31
    days on market $124,900 Active 72 DOM
15. 2026-05-30
    days on market $124,900 Active 71 DOM
16. 2026-05-18
    price $124,900 1020-char remark

    Show marketing remark (1020 chars)

    * * Price Reduced! * * Beautifully remodeled second-floor condo with stunning lake and golf course views in the desirable Fairways Condominiums community. This move-in ready home features an open-concept layout with spacious living and dining areas leading to a private screened porch, perfect for relaxing or entertaining. The upgraded kitchen offers quartz countertops, shaker cabinets, stainless steel appliances, and modern finishes throughout. Oversized bedrooms comfortably fit king-size beds, while laminate flooring throughout provides easy maintenance and a clean, modern look. Recent updates include fresh interior paint and remodeled bathrooms with quartz vanities. Fairways Condominiums is an all-ages community with an affordable HOA covering exterior maintenance, lawn care, basic cable, and common area taxes. Ideal as a primary residence, seasonal getaway, or investment property. Conveniently located near Silver Springs Community Center, medical offices, shopping, dining, and everyday conveniences.

17. 2026-03-21
    price $129,900 1020-char remark

    Show marketing remark (1020 chars)

    * * Price Reduced! * * Beautifully remodeled second-floor condo with stunning lake and golf course views in the desirable Fairways Condominiums community. This move-in ready home features an open-concept layout with spacious living and dining areas leading to a private screened porch, perfect for relaxing or entertaining. The upgraded kitchen offers quartz countertops, shaker cabinets, stainless steel appliances, and modern finishes throughout. Oversized bedrooms comfortably fit king-size beds, while laminate flooring throughout provides easy maintenance and a clean, modern look. Recent updates include fresh interior paint and remodeled bathrooms with quartz vanities. Fairways Condominiums is an all-ages community with an affordable HOA covering exterior maintenance, lawn care, basic cable, and common area taxes. Ideal as a primary residence, seasonal getaway, or investment property. Conveniently located near Silver Springs Community Center, medical offices, shopping, dining, and everyday conveniences.

18. 2026-03-20
    listed $229,900 Active 1020-char remark

    Show marketing remark (1020 chars)

    * * Price Reduced! * * Beautifully remodeled second-floor condo with stunning lake and golf course views in the desirable Fairways Condominiums community. This move-in ready home features an open-concept layout with spacious living and dining areas leading to a private screened porch, perfect for relaxing or entertaining. The upgraded kitchen offers quartz countertops, shaker cabinets, stainless steel appliances, and modern finishes throughout. Oversized bedrooms comfortably fit king-size beds, while laminate flooring throughout provides easy maintenance and a clean, modern look. Recent updates include fresh interior paint and remodeled bathrooms with quartz vanities. Fairways Condominiums is an all-ages community with an affordable HOA covering exterior maintenance, lawn care, basic cable, and common area taxes. Ideal as a primary residence, seasonal getaway, or investment property. Conveniently located near Silver Springs Community Center, medical offices, shopping, dining, and everyday conveniences.

19. 2018-02-23
    soldstatus $58,000 308-char remark

    Show marketing remark (308 chars)

    Come and see this charming and fully furnished condo and enjoy the gorgeous view of the golf course and the lake from your covered lanai. The condo is in a pristine condition and it has been barely been lived in. The condo is move-in ready and a perfect destination for your retirement or your vacation spot.

20. 2017-11-17
    listed $65,000 308-char remark

    Show marketing remark (308 chars)

    Come and see this charming and fully furnished condo and enjoy the gorgeous view of the golf course and the lake from your covered lanai. The condo is in a pristine condition and it has been barely been lived in. The condo is move-in ready and a perfect destination for your retirement or your vacation spot.

21. 2009-03-01
    historical
22. 2008-09-10
    listed $85,000
23. 2008-09-08
    historical
24. 2007-09-08
    listed $110,000
25. 2005-12-09
    soldstatus $92,000
26. 2005-12-06
    soldstatus $92,000
27. 2005-08-10
    listed $97,500
28. 2001-03-09
    soldstatus $25,000
29. 1975-01-01
    soldstatus $30,000

ⓘ 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: $2,173 · $181/mo
• Projected year-2 tax: $2,173 · $181/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 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $16,875
• − Mortgage interest: −$6,996
• − Property taxes: −$2,173
• − Insurance: −$624
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − HOA: −$3,912
• − Depreciation: −$3,633
• Taxable loss: −$3,164
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $-478/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

+316.3% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2018-02-23 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-17 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2009-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-09-10 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-09-08 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-09 Sold (Public Records) $92,000 Public Records
• 2005-12-06 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-10 Listed $97,500 Stellar MLS as Distributed by MLS Grid
• 2001-03-09 Sold (Public Records) $25,000 Public Records
• 1975-01-01 Sold (Public Records) $30,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,173 · +14.7% YoY. Source: county tax records.