11751 Bostick St · Dunnellon, FL 34432

$229,900

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 30 Days on market

Built 2020 6,098 sqft lot Est $236k · at est.

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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 +12.2/30.0
• ARV discount +8.6/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! Welcome to 11751 Bostick St — a 3-bedroom, 2-full-bath home situated in one of Dunnellon's most convenient and walkable pockets, right off US-41. Step outside and you're moments from major retailers, a home improvement center, a farm & feed supply store, and local dining — everyday errands and meals are literally around the corner. Sitting on a well-established 0.14-acre lot in Marion County, this home offers strong bones and real upside at $229,900. Whether you're an owner-occupant looking for a move-in ready lifestyle or a savvy investor eyeing long-term rental income in a high-demand corridor, this property delivers. Dunnellon's world-famou

Key facts

• Easy access to ocala
• Well-established lot
• High-demand corridor

Tags

• WELL-ESTABLISHED LOT
• EASY ACCESS TO OCALA
• MOMENTS FROM MAJOR RETAILERS
• LOCAL DINING
• HIGH-DEMAND CORRIDOR
• MINUTES FROM RAINBOW RIVER

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Stucco construction; Block foundation; Asphalt shingle roof; Built in (year not provided)
• Exterior features: Outdoor pool; Pasture lot; Rectangular lot; County road frontage; Satellite dish

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Vaulted ceilings; Stone counters
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-47 ($-563/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.6% below list).
• Recommended offer: $187k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#443 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D+, amenities F, commute 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: 556 active listings in the ZIP; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 30 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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.
• Current owner paid $175k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $187,171 (18.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.81% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $235,620
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11765 Bostick St	0.02mi	3/2.0	1,428 (0%)	10mo	$235,000	$165	91
20327 The Granada	0.29mi	3/2.0	1,376 (-4%)	14mo	$200,000	$145	69
11948 Hale St	0.70mi	3/2.0	1,502 (+5%)	13mo	$283,143	$189	48

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-40,251
• Equity at exit: $34,279

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-38,939
• Equity at exit: $19,878

Cash invested: $64,372 (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 34432

• Home prices YoY: -21.5%
• Active inventory: 556
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-47

Break-even live

Break-even rent $1,931

Max offer price $221,615

Occupancy floor 98%

Sensitivity live

Price	-10% $83	-5% $18	+0% $-47	+5% $-112	+10% $-177
Rent	-10% $-195	-5% $-121	+0% $-47	+5% $27	+10% $101
Rate	-1.0pp $69	-0.5pp $12	base $-47	+0.5pp $-106	+1.0pp $-167

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $229,900 Active 30 DOM
2. 2026-06-18
   days on market $229,900 Active 27 DOM
3. 2026-06-17
   days on market $229,900 Active 26 DOM
4. 2026-06-16
   days on market $229,900 Active 25 DOM
5. 2026-06-15
   days on market $229,900 Active 24 DOM
6. 2026-06-14
   days on market $229,900 Active 22 DOM
7. 2026-06-13
   days on market $229,900 Active 21 DOM
8. 2026-06-10
   days on market $229,900 Active 19 DOM
9. 2026-06-09
   days on market $229,900 Active 18 DOM
10. 2026-06-08
    days on market $229,900 Active 17 DOM
11. 2026-06-07
    days on market $229,900 Active 16 DOM
12. 2026-06-03
    days on market $229,900 Active 12 DOM
13. 2026-06-02
    days on market $229,900 Active 11 DOM
14. 2026-06-01
    days on market $229,900 Active 10 DOM
15. 2026-05-31
    days on market $229,900 Active 9 DOM
16. 2026-05-30
    days on market $229,900 Active 8 DOM
17. 2026-05-22
    listed $229,900 Active
18. 2026-02-25
    historical
19. 2025-11-17
    price $220,000
20. 2025-11-10
    price $215,000
21. 2025-11-05
    price $220,000
22. 2025-10-28
    price $234,900
23. 2025-09-30
    price $245,900
24. 2025-08-28
    listed $249,999 Active
25. 2025-06-09
    price $1,800
26. 2025-06-09
    listed $2,400
27. 2025-06-03
    historical
28. 2025-05-15
    price $240,000
29. 2025-04-25
    historical $1,500
30. 2025-03-31
    price $250,000
31. 2025-03-26
    listed $1,500
32. 2025-01-10
    price $260,000
33. 2024-12-31
    price $280,000
34. 2024-12-02
    listed $300,000 Active
35. 2024-02-29
    historical $1,600
36. 2023-12-28
    price $1,600
37. 2023-12-12
    listed $1,950
38. 2021-03-02
    soldstatus $174,900 Sold
39. 2021-03-02
    soldstatus $174,900
40. 2021-02-04
    historical
41. 2020-09-11
    listed $174,900

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,461
• − Mortgage interest: −$12,878
• − Property taxes: −$2,690
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$6,688
• Taxable loss: −$4,538
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $526/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 — Dunnellon

• Score: 70/100
• State rank: #443
• US rank: #7922

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunnellon, FL
• City population: 20,859
• Population (ZIP): 13,197

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -57.34%
• Current HPI: 209.595
• Rent YoY: —
• Metro: —
• 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

+31.4% since first listed

25 events — show timeline

• 2026-05-22 Listed $229,900 RACC
• 2026-02-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-28 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $245,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Listed $249,999 Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $1,800 REDFIN
• 2025-06-09 Listed for Rent $2,400 REDFIN
• 2025-06-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Rental Removed $1,500 APPFOLIO
• 2025-03-31 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-26 Listed for Rent $1,500 APPFOLIO
• 2025-01-10 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-31 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-02 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Rental Removed $1,600 STELLARMLS
• 2023-12-28 Price Changed $1,600 STELLARMLS
• 2023-12-12 Listed for Rent $1,950 STELLARMLS
• 2021-03-02 Sold (Public Records) $174,900 Public Records
• 2021-03-02 Sold (MLS) $174,900 Stellar MLS as Distributed by MLS Grid
• 2021-02-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-09-11 Listed $174,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.7%/yr

Latest (2025): $2,690 · -1.8% YoY. Source: county tax records.