10800 SW 62nd Ave · Liberty Triangle, FL 34476

$204,900

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 13 Days on market

Built 1990 0.26 ac lot $134/sqft · at area comps Est $199k · at est. $118/mo HOA · 6% of rent

---

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
• ARV discount +6.1/15.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• 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

LOCATION!!! LOCATION!!!Beautiful and well kept Home in a 55+ Community. Located in one of Ocala’s most peaceful and exclusive areas, this charming 3-bedroom, 2-bath residence offers the perfect balance of comfort, style, and tranquility. Enjoy a screened lanai, two-car garage, and access to community amenities including a relaxing pool and lounge areas — ideal for those who value a calm and enjoyable lifestyle. Live stress-free in a community designed for your comfort, featuring a low HOA fee and a serene environment. Don’t miss this wonderful opportunity to live the life you deserve!

Key facts

• Lounge areas
• Community amenities
• Serene environment

Tags

• SCREENED LANAI
• COMMUNITY AMENITIES
• RELAXING POOL
• LOUNGE AREAS
• LOW HOA FEE
• SERENE ENVIRONMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $59 ($711/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (3.1% below list).
• Recommended offer: $198k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Market conditions: Rents soft (-2.6%/yr); 852 active listings in the ZIP; 8 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 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 $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $198,474 (3.1% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (median comp): $198,766
• List price: $204,900
• Delta: 7.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6002 SW 107th St	0.20mi	3/2.0	1,478 (-3%)	2mo	$280,000	$189	84
5900 SW 111th Place Rd	0.44mi	3/2.0	1,526 (0%)	2mo	$235,000	$154	78
5920 SW 102nd St	0.64mi	3/2.0	1,495 (-2%)	2mo	$235,000	$157	65
10987 SW 69th Cir	0.53mi	2/2.0 (-1)	1,578 (+3%)	1mo	$257,000	$163	64
10501 SW 60th Ter	0.34mi	3/2.0	1,699 (+11%)	4mo	$224,900	$132	62
6166 SW 100th Loop	0.70mi	3/2.0	1,535 (+1%)	7mo	$174,000	$113	60
6679 SW 112th St	0.62mi	2/2.0 (-1)	1,596 (+5%)	6mo	$264,900	$166	53
13632 SW 61st Cir	0.51mi	3/2.0	1,445 (-5%)	19mo	$310,000	$215	52
6533 SW 107th Pl	0.38mi	2/2.0 (-1)	1,304 (-14%)	3mo	$172,500	$132	51
9619 SW 62nd Ct	0.72mi	3/2.0	1,615 (+6%)	11mo	$255,490	$158	48
10151 SW 62nd Terrace Rd	0.66mi	3/2.0	1,469 (-4%)	19mo	$237,000	$161	48
5930 SW 103rd St	0.54mi	2/2.0 (-1)	1,366 (-10%)	17mo	$220,000	$161	38

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-35,159
• Equity at exit: $30,551

10-year hold

• IRR: -17.9%
• Equity multiple: 0.17×
• Total profit: $-47,882
• Equity at exit: $17,716

Cash invested: $57,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$231 /mo · $2,770/yr
• Insurance: −$85
• HOA: −$118
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $59

Break-even live

Break-even rent $1,910

Max offer price $204,900

Occupancy floor 92%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	21d	1	0.20mi
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	21d	1	0.48mi
11302 SW 62nd Cir Ocala, FL	3.0	2.0	1526	$2,095	$1.37	21d	1	0.57mi
6367 SW 117th Street Rd Ocala, FL	3.0	2.0	1602	$2,650	$1.65	21d	1	0.80mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	21d	1	0.84mi
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	13d	1	0.93mi
10417 SW 52nd Ct Ocala, FL	3.0	2.0	1577	$1,995	$1.27	13d	1	1.01mi
10061 SW 74th Ter Ocala, FL	3.0	2.0	1894	$1,995	$1.05	13d	1	1.49mi

HOA detail

• Monthly dues: $118 · $1,416/yr
• Likely covers: pool

Listing history 36 events

1. 2026-06-18
   days on market $204,900 Active 13 DOM
2. 2026-06-17
   days on market $204,900 Active 12 DOM
3. 2026-06-16
   days on market $204,900 Active 11 DOM
4. 2026-06-15
   days on market $204,900 Active 10 DOM
5. 2026-06-14
   days on market $204,900 Active 8 DOM
6. 2026-06-13
   pricedays on market $204,900 Active 7 DOM
7. 2026-06-10
   days on market $212,900 Active 5 DOM
8. 2026-06-09
   days on market $212,900 Active 4 DOM
9. 2026-06-08
   days on market $212,900 Active 3 DOM
10. 2026-06-07
    days on marketlisting id $212,900 Active 2 DOM
11. 2026-06-03
    days on market $212,900 Active 229 DOM
12. 2026-06-02
    days on market $212,900 Active 228 DOM
13. 2026-05-31
    days on market $212,900 Active 226 DOM
14. 2026-05-30
    days on market $212,900 Active 225 DOM
15. 2026-04-24
    price $212,900 609-char remark

    Show marketing remark (609 chars)

    LOCATION!!! LOCATION!!!Beautiful and well kept Home in a 55+ Community. Located in one of Ocala’s most peaceful and exclusive areas, this charming 3-bedroom, 2-bath residence offers the perfect balance of comfort, style, and tranquility. Enjoy a screened lanai, two-car garage, and access to community amenities including a relaxing pool and lounge areas — ideal for those who value a calm and enjoyable lifestyle. Live stress-free in a community designed for your comfort, featuring a low HOA fee and a serene environment. Don’t miss this wonderful opportunity to live the life you deserve!

16. 2025-11-22
    price $217,000 609-char remark

    Show marketing remark (609 chars)

    LOCATION!!! LOCATION!!!Beautiful and well kept Home in a 55+ Community. Located in one of Ocala’s most peaceful and exclusive areas, this charming 3-bedroom, 2-bath residence offers the perfect balance of comfort, style, and tranquility. Enjoy a screened lanai, two-car garage, and access to community amenities including a relaxing pool and lounge areas — ideal for those who value a calm and enjoyable lifestyle. Live stress-free in a community designed for your comfort, featuring a low HOA fee and a serene environment. Don’t miss this wonderful opportunity to live the life you deserve!

17. 2025-10-18
    listed $225,000 Active 609-char remark

    Show marketing remark (609 chars)

    LOCATION!!! LOCATION!!!Beautiful and well kept Home in a 55+ Community. Located in one of Ocala’s most peaceful and exclusive areas, this charming 3-bedroom, 2-bath residence offers the perfect balance of comfort, style, and tranquility. Enjoy a screened lanai, two-car garage, and access to community amenities including a relaxing pool and lounge areas — ideal for those who value a calm and enjoyable lifestyle. Live stress-free in a community designed for your comfort, featuring a low HOA fee and a serene environment. Don’t miss this wonderful opportunity to live the life you deserve!

18. 2025-09-16
    historical
19. 2025-06-27
    price $215,000
20. 2025-05-08
    price $225,000
21. 2025-01-21
    historical
22. 2025-01-16
    listed $229,999 Active
23. 2025-01-16
    listed $229,999 Active
24. 2024-03-11
    soldstatus $192,000
25. 2024-03-08
    soldstatus $192,000 Closed
26. 2024-02-19
    status Pending
27. 2024-01-22
    price $199,000
28. 2024-01-22
    listed $19,900 Active
29. 2023-12-08
    price $210,000
30. 2023-11-20
    listed $215,000 Active
31. 2005-05-24
    soldstatus $128,000
32. 2005-05-16
    soldstatus $128,000
33. 2005-01-30
    listed $128,000
34. 2002-04-15
    soldstatus $80,000
35. 1997-05-15
    soldstatus $67,000
36. 1990-09-01
    soldstatus $66,300

ⓘ 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: $2,770 · $231/mo
• Projected year-2 tax: $2,770 · $231/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: $23,817
• − Mortgage interest: −$11,478
• − Property taxes: −$2,770
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$1,416
• − Depreciation: −$5,961
• Taxable loss: −$2,642
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $1,345/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: 25,668
• 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

+221.1% since first listed

22 events — show timeline

• 2026-04-24 Price Changed $212,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Price Changed $217,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Listed $229,999 Stellar MLS as Distributed by MLS Grid
• 2025-01-16 Listed $229,999 Stellar MLS as Distributed by MLS Grid
• 2024-03-11 Sold (Public Records) $192,000 Public Records
• 2024-03-08 Sold (MLS) $192,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-22 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-22 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-08 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-20 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-24 Sold (Public Records) $128,000 Public Records
• 2005-05-16 Sold (MLS) $128,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-30 Listed $128,000 Stellar MLS as Distributed by MLS Grid
• 2002-04-15 Sold (Public Records) $80,000 Public Records
• 1997-05-15 Sold (Public Records) $67,000 Public Records
• 1990-09-01 Sold (Public Records) $66,300 Public Records

Property tax history

+13.4%/yr

Latest (2025): $2,770 · -21.4% YoY. Source: county tax records.