11621 SW 72nd Cir · Liberty Triangle, FL 34476

$263,000

2 bd · 2.0 ba · 2,017 sqft · SingleFamily public records · 200 Days on market

Built 1998 6,534 sqft lot $130/sqft · 15% below area Est $308k · 15% under $203/mo HOA · 9% of rent ↓ 12% since listing

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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 +14.1/15.0
• Cash flow +8.9/30.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• DSCR +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DRASTIC PRICE REDUCTION!! Highly sought-after Monaco model featuring a split 2-bedroom, 2-bath layout with tall ceilings and an open-concept design. This home offers a spacious kitchen with ample cabinets and counter space. Living room with vaulted ceilings and a real wood-burning fireplace that adds warmth and charm. Both large bedrooms include walk-in closets, with the primary suite offering two walk-in closets, an en suite bathroom with dual sinks, a walk-in shower, and a separate soaking tub. The home includes a 632 sq ft 2+ car garage that can accommodate a golf cart too. Laundry area is currently located in garage but can easily be relocated to the interior utility room if preferred. Enjoy the large wrap-around lanai and the private lot that backs up to the golf course, providing peaceful views. Additional features include a large front porch, 2025 roof, and 2022 HVAC and exterior of home has been recently painted. This desirable model is ready for you to make it your own. Located in Oak Run Country Club which offers 6 pools, 5 hot tubs, Restaurant, Golf Course, 2 fitness centers, Dog Park, BINGO, library, billards-card-craft rooms, 2 auditoriums, lots of clubs and is right around the corner from Walmart, shopping, restaurants and medical facilities.

Key facts

• En suite bathroom
• Private lot
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• REAL WOOD-BURNING FIREPLACE
• WALK-IN CLOSETS
• EN SUITE BATHROOM
• LARGE WRAP-AROUND LANAI
• PRIVATE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (16.8% below list).
• Recommended offer: $219k (16.8% below list) — sets the bar for 1% rule.

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: Rents soft (-2.6%/yr); 852 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 200 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

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 $218,744 (16.8% 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 200 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 10.0

CMA / ARV

• ARV (median comp): $308,169
• List price: $263,000
• Delta: -14.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11730 SW 72nd Cir	0.30mi	3/2.0 (+1)	2,020 (+0%)	19mo	$354,500	$175	65
6882 SW 113th Pl	0.40mi	3/2.0 (+1)	2,090 (+4%)	13mo	$425,000	$203	60
11613 SW 69th Cir	0.28mi	3/2.0 (+1)	2,127 (+6%)	16mo	$250,000	$118	60
11579 SW 72nd Cir	0.30mi	3/2.0 (+1)	1,823 (-10%)	17mo	$310,000	$170	51
6964 SW 109th Ln	0.74mi	2/2.5	1,760 (-13%)	19mo	$290,000	$165	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.15×
• Total profit: $-62,392
• Equity at exit: $39,214

10-year hold

• IRR: -37.1%
• Equity multiple: -0.30×
• Total profit: $-96,012
• Equity at exit: $22,739

Cash invested: $73,640 (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: 852
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$248 /mo · $2,974/yr
• Insurance: −$110
• HOA: −$203
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-212

Break-even live

Break-even rent $2,455

Max offer price $225,634

Occupancy floor —

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6367 SW 117th Street Rd Ocala, FL	3.0	2.0	1602	$2,650	$1.65	21d	1	0.34mi
11302 SW 62nd Cir Ocala, FL	3.0	2.0	1526	$2,095	$1.37	21d	1	0.51mi
7867 SW 115th Loop Ocala, FL	3.0	2.0	1462	$1,600	$1.09	21d	1	1.24mi

HOA detail

• Monthly dues: $203 · $2,436/yr
• Likely covers: poolgym

Listing history 17 events

1. 2026-06-17
   status $263,000 Pending 200 DOM
2. 2026-06-17
   days on market $263,000 Active 200 DOM
3. 2026-06-16
   days on market $263,000 Active 199 DOM
4. 2026-06-15
   days on market $263,000 Active 198 DOM
5. 2026-06-14
   days on market $263,000 Active 196 DOM
6. 2026-06-13
   days on market $263,000 Active 195 DOM
7. 2026-06-10
   days on market $263,000 Active 193 DOM
8. 2026-06-09
   days on market $263,000 Active 192 DOM
9. 2026-06-08
   days on market $263,000 Active 191 DOM
10. 2026-06-07
    days on market $263,000 Active 190 DOM
11. 2026-06-03
    days on market $263,000 Active 186 DOM
12. 2026-06-02
    days on market $263,000 Active 185 DOM
13. 2026-05-31
    days on market $263,000 Active 183 DOM
14. 2026-05-30
    days on market $263,000 Active 182 DOM
15. 2026-05-12
    price $263,000 1276-char remark

    Show marketing remark (1276 chars)

    DRASTIC PRICE REDUCTION!! Highly sought-after Monaco model featuring a split 2-bedroom, 2-bath layout with tall ceilings and an open-concept design. This home offers a spacious kitchen with ample cabinets and counter space. Living room with vaulted ceilings and a real wood-burning fireplace that adds warmth and charm. Both large bedrooms include walk-in closets, with the primary suite offering two walk-in closets, an en suite bathroom with dual sinks, a walk-in shower, and a separate soaking tub. The home includes a 632 sq ft 2+ car garage that can accommodate a golf cart too. Laundry area is currently located in garage but can easily be relocated to the interior utility room if preferred. Enjoy the large wrap-around lanai and the private lot that backs up to the golf course, providing peaceful views. Additional features include a large front porch, 2025 roof, and 2022 HVAC and exterior of home has been recently painted. This desirable model is ready for you to make it your own. Located in Oak Run Country Club which offers 6 pools, 5 hot tubs, Restaurant, Golf Course, 2 fitness centers, Dog Park, BINGO, library, billards-card-craft rooms, 2 auditoriums, lots of clubs and is right around the corner from Walmart, shopping, restaurants and medical facilities.

16. 2026-03-10
    price $283,000 1276-char remark

    Show marketing remark (1276 chars)

    DRASTIC PRICE REDUCTION!! Highly sought-after Monaco model featuring a split 2-bedroom, 2-bath layout with tall ceilings and an open-concept design. This home offers a spacious kitchen with ample cabinets and counter space. Living room with vaulted ceilings and a real wood-burning fireplace that adds warmth and charm. Both large bedrooms include walk-in closets, with the primary suite offering two walk-in closets, an en suite bathroom with dual sinks, a walk-in shower, and a separate soaking tub. The home includes a 632 sq ft 2+ car garage that can accommodate a golf cart too. Laundry area is currently located in garage but can easily be relocated to the interior utility room if preferred. Enjoy the large wrap-around lanai and the private lot that backs up to the golf course, providing peaceful views. Additional features include a large front porch, 2025 roof, and 2022 HVAC and exterior of home has been recently painted. This desirable model is ready for you to make it your own. Located in Oak Run Country Club which offers 6 pools, 5 hot tubs, Restaurant, Golf Course, 2 fitness centers, Dog Park, BINGO, library, billards-card-craft rooms, 2 auditoriums, lots of clubs and is right around the corner from Walmart, shopping, restaurants and medical facilities.

17. 2025-11-29
    listed $298,000 Active 1276-char remark

    Show marketing remark (1276 chars)

    DRASTIC PRICE REDUCTION!! Highly sought-after Monaco model featuring a split 2-bedroom, 2-bath layout with tall ceilings and an open-concept design. This home offers a spacious kitchen with ample cabinets and counter space. Living room with vaulted ceilings and a real wood-burning fireplace that adds warmth and charm. Both large bedrooms include walk-in closets, with the primary suite offering two walk-in closets, an en suite bathroom with dual sinks, a walk-in shower, and a separate soaking tub. The home includes a 632 sq ft 2+ car garage that can accommodate a golf cart too. Laundry area is currently located in garage but can easily be relocated to the interior utility room if preferred. Enjoy the large wrap-around lanai and the private lot that backs up to the golf course, providing peaceful views. Additional features include a large front porch, 2025 roof, and 2022 HVAC and exterior of home has been recently painted. This desirable model is ready for you to make it your own. Located in Oak Run Country Club which offers 6 pools, 5 hot tubs, Restaurant, Golf Course, 2 fitness centers, Dog Park, BINGO, library, billards-card-craft rooms, 2 auditoriums, lots of clubs and is right around the corner from Walmart, shopping, restaurants and medical facilities.

ⓘ 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: $2,974 · $248/mo
• Projected year-2 tax: $2,974 · $248/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 ≥107°F today · 21 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: $26,249
• − Mortgage interest: −$14,732
• − Property taxes: −$2,974
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − HOA: −$2,436
• − Depreciation: −$7,651
• Taxable loss: −$7,058
• Est. tax savings @ 24.0%: +$1,694
• After-tax cash flow: $-844/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

-11.7% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $263,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $283,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-29 Listed $298,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $2,974 · +9.4% YoY. Source: county tax records.