8530 SW 190th ST · On Top of the World, FL 34481

$155,999

2 bd · 2.0 ba · 1,368 sqft · Townhouse · 264 Days on market

Built 1989 Good condition $114/sqft · 36% below area Est $244k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

On Top of The World Community , Birmingham Model Townhouse . Freshly painted , Newer Roof 2020 you will love this spacious 2 Bedroom 2 Bath home vinyl flooring . tiled Kitchen , bath and entry . back and front porch , easy access to Walmart , Publix , Lowes by golf cart or car.

Key facts

• Back and front porch
• Tiled kitchen
• Newer roof

Tags

• NEWER ROOF
• TILED KITCHEN
• BACK AND FRONT PORCH
• AMENITIES INCLUDES POOL
• AMENITIES INCLUDES GOLF
• AMENITIES INCLUDES RESTAURANT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $156k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.8% 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 B — 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: Saddlewood Elementary School (math 62% / reading 54%, grade C+, #751 of 2,144 statewide, top 36%, 917 students, 58% 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: 1762 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $2,229/mo this rent would consume 47% of the median local household income ($57k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,279 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.43% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.76%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $243,670
• List price: $155,999
• Delta: -35.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6046 SW 93rd Cir	0.21mi	2/2.0	1,404 (+3%)	1mo	$277,500	$198	85
9673 SW 63rd Loop	0.25mi	2/2.0	1,447 (+6%)	2mo	$248,000	$171	78
9412 SW 53rd Pl	0.63mi	2/2.0	1,432 (+5%)	1mo	$260,000	$182	62
8776 SW 58th Street Rd	0.89mi	2/2.0	1,406 (+3%)	1mo	$306,500	$218	60
7732 SW 94th Cir	1.13mi	2/2.0	1,423 (+4%)	2mo	$230,000	$162	57
7639 SW 94th Cir	1.15mi	2/2.0	1,432 (+5%)	2mo	$290,000	$203	56
6630 SW 91st Cir	0.61mi	2/2.0	1,696 (+24%)	1mo	$318,813	$188	46
6751 SW 91st Cir	0.67mi	2/2.0	1,706 (+25%)	1mo	$255,000	$149	42
9102 SW 73rd Ln	1.07mi	2/2.0	1,708 (+25%)	1mo	$306,603	$180	39
7393 SW 100th Ct	0.95mi	2/2.0	1,614 (+18%)	2mo	$312,000	$193	39
8327 SW 58th Loop	1.31mi	3/2.0 (+1)	1,662 (+22%)	1mo	$378,090	$227	34
8394 SW 52nd Lane Rd	1.45mi	3/2.0 (+1)	1,694 (+24%)	1mo	$329,000	$194	34

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $14,060
• Equity at exit: $23,260

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $63,105
• Equity at exit: $13,488

Cash invested: $43,680 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $269,000 ($158/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34481

• Home prices YoY: -25.2%
• Active inventory: 1762
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$818
• Tax est. 1.5%: −$195 /mo · $2,340/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $616

Break-even live

Break-even rent $1,449

Max offer price $155,999

Occupancy floor 67%

Sensitivity live

Price	-10% $724	-5% $670	+0% $616	+5% $563	+10% $509
Rent	-10% $440	-5% $528	+0% $616	+5% $705	+10% $793
Rate	-1.0pp $695	-0.5pp $656	base $616	+0.5pp $576	+1.0pp $535

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: $39,000
• Closing costs: $4,680
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9740 SW 63rd Loop Ocala, FL	2.0	2.0	1351	$2,400	$1.78	51d	1	0.33mi
9106 SW 65th Loop Ocala, FL	2.0	2.0	1556	$2,400	$1.54	154d	1	0.62mi
7187 SW 91st Ct Ocala, FL	2.0	2.0	1445	$2,450	$1.70	6d	1	0.94mi
7235 SW 91st Ct Ocala, FL	2.0	2.0	1163	$2,200	$1.89	154d	1	0.97mi
9122 SW 70th Loop Ocala, FL	2.0	2.0	1443	$2,500	$1.73	10d	1	0.97mi
8739 SW 57th Ln Ocala, FL	2.0	2.0	1471	$2,500	$1.70	0d	1	0.98mi
7456 SW 101st Ct Ocala, FL	3.0	2.0	1736	$2,300	$1.32	10d	1	1.06mi
7274 SW 89th Ave Ocala, FL	2.0	2.0	1467	$2,200	$1.50	10d	1	1.10mi
7288 SW 89th Ave Ocala, FL	2.0	2.0	1343	$2,700	$2.01	9d	1	1.11mi
7978 SW 90th Ter Ocala, FL	2.0	2.0	1226	$1,875	$1.53	154d	1	1.38mi

Listing history 50 events

1. 2026-11-08
   days on market $155,999 Active 264 DOM
2. 2026-11-07
   days on market $155,999 Active 263 DOM
3. 2026-11-06
   days on market $155,999 Active 262 DOM
4. 2026-11-05
   days on market $155,999 Active 261 DOM
5. 2026-11-04
   days on market $155,999 Active 260 DOM
6. 2026-11-02
   days on market $155,999 Active 258 DOM
7. 2026-11-01
   days on market $155,999 Active 257 DOM
8. 2026-10-31
   days on market $155,999 Active 256 DOM
9. 2026-10-30
   days on market $155,999 Active 255 DOM
10. 2026-10-29
    days on market $155,999 Active 254 DOM
11. 2026-10-28
    days on market $155,999 Active 253 DOM
12. 2026-10-27
    days on market $155,999 Active 252 DOM
13. 2026-10-26
    days on market $155,999 Active 251 DOM
14. 2026-10-25
    days on market $155,999 Active 250 DOM
15. 2026-10-24
    days on market $155,999 Active 249 DOM
16. 2026-10-23
    days on market $155,999 Active 248 DOM
17. 2026-10-22
    days on market $155,999 Active 247 DOM
18. 2026-10-21
    days on market $155,999 Active 246 DOM
19. 2026-10-20
    days on market $155,999 Active 245 DOM
20. 2026-10-19
    days on market $155,999 Active 244 DOM
21. 2026-10-19
    days on market $155,999 Active 243 DOM
22. 2026-10-17
    days on market $155,999 Active 242 DOM
23. 2026-10-16
    days on market $155,999 Active 241 DOM
24. 2026-10-15
    days on market $155,999 Active 240 DOM
25. 2026-10-14
    days on market $155,999 Active 239 DOM
26. 2026-10-13
    days on market $155,999 Active 238 DOM
27. 2026-10-12
    days on market $155,999 Active 237 DOM
28. 2026-10-11
    days on market $155,999 Active 236 DOM
29. 2026-10-10
    days on market $155,999 Active 235 DOM
30. 2026-10-09
    days on market $155,999 Active 234 DOM
31. 2026-10-08
    days on market $155,999 Active 233 DOM
32. 2026-10-07
    days on market $155,999 Active 232 DOM
33. 2026-10-07
    days on market $155,999 Active 231 DOM
34. 2026-10-05
    days on market $155,999 Active 230 DOM
35. 2026-10-04
    days on market $155,999 Active 229 DOM
36. 2026-10-03
    days on market $155,999 Active 228 DOM
37. 2026-10-02
    days on market $155,999 Active 227 DOM
38. 2026-10-01
    days on market $155,999 Active 226 DOM
39. 2026-09-30
    days on market $155,999 Active 225 DOM
40. 2026-09-27
    days on market $155,999 Active 222 DOM
41. 2026-09-26
    days on market $155,999 Active 221 DOM
42. 2026-09-25
    days on market $155,999 Active 220 DOM
43. 2026-09-24
    days on market $155,999 Active 219 DOM
44. 2026-09-24
    days on market $155,999 Active 218 DOM
45. 2026-09-21
    days on market $155,999 Active 216 DOM
46. 2026-09-20
    days on market $155,999 Active 215 DOM
47. 2026-09-18
    days on market $155,999 Active 213 DOM
48. 2026-09-17
    days on market $155,999 Active 212 DOM
49. 2026-09-16
    days on market $155,999 Active 211 DOM
50. 2026-09-15
    days on market $155,999 Active 210 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,750
• − Mortgage interest: −$8,738
• − Property taxes: −$2,340
• − Insurance: −$1,577
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$4,538
• Taxable income: $5,276
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $6,132/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $6,840–$20,520 screening

This Birmingham Model Townhouse is in good condition with a fresh paint job and newer roof. It offers a spacious layout with vinyl flooring and tiled bathrooms. The property is well-maintained and ready for a new owner.

Repairs flagged

• Minor Ceiling fan in living room — Worn-out blades
• Minor Light fixture in living room — Worn-out fixture

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Replacing ceiling fan blades and light fixture — Improves functionality and aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Saddlewood Elementary School C+ FL #751/2,144 Nat'l #8,292/41,679 Middle Liberty Middle School F FL #360/571 Nat'l #5,872/14,009

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 · 365,905 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: 9% of renters

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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%

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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%
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 1%

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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

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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

1 event — show timeline

• 2026-02-17 Listed $159,999 ForSaleByOwner.com