18225 SE 22nd Pl · Silver Springs Shores East, FL 34488

$85,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 95 Days on market

Built 1981 0.51 ac lot $126/sqft · 7% above area Est $80k · 7% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +4.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Investor Opportunity with Lake Views & Total Privacy! * * This 2-bedroom home in the Halfmoon Mini-Farms community offers a rare combination of security and scenery, featuring a * * fully gated * * and a * * picturesque lake view * * right from your backyard. Perfectly positioned just a short drive from the heart of * * Ocala * * , this property is an ideal income-producing investment, whether you’re looking for a steady rental or a high-equity flip. Situated on over half an acre ( * * 0.51 AC * * ), the land is high and dry in * * Flood Zone X * * , meaning no flood insurance is required. With * * low annual taxes * * ($1,006 in 2025), no HOA fees, and close proximity to Silver Springs State Park and the World Equestrian Center, this property offers incredible upside with minimal overhead. Priced at * * $95,000 * * , this is a prime chance to secure a water-view asset in a rapidly growing market. * * Cash offers only. * *

Key facts

• Lake views
• Flood zone x
• Fully gated

Tags

• LAKE VIEWS
• FULLY GATED
• PICTURESQUE LAKE VIEW
• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.3% in Silver Springs Shores East — 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 C — 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: 202 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $85k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.34% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $79,618
• List price: $85,000
• Delta: 6.76%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 SE 185th Ct	0.38mi	2/1.0	720 (+7%)	4mo	$59,250	$82	67

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: $7,673
• Equity at exit: $12,674

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $34,307
• Equity at exit: $7,349

Cash invested: $23,800 (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 34488

• Home prices YoY: -26.1%
• Active inventory: 202
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $337

Break-even live

Break-even rent $715

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $385	-5% $361	+0% $337	+5% $313	+10% $289
Rent	-10% $247	-5% $292	+0% $337	+5% $382	+10% $427
Rate	-1.0pp $379	-0.5pp $358	base $337	+0.5pp $315	+1.0pp $292

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $85,000 Active 95 DOM
2. 2026-06-18
   days on market $85,000 Active 92 DOM
3. 2026-06-17
   days on market $85,000 Active 91 DOM
4. 2026-06-16
   days on market $85,000 Active 90 DOM
5. 2026-06-15
   days on market $85,000 Active 89 DOM
6. 2026-06-14
   days on market $85,000 Active 87 DOM
7. 2026-06-13
   days on market $85,000 Active 86 DOM
8. 2026-06-10
   days on market $85,000 Active 84 DOM
9. 2026-06-09
   days on market $85,000 Active 83 DOM
10. 2026-06-08
    days on market $85,000 Active 82 DOM
11. 2026-06-07
    days on market $85,000 Active 81 DOM
12. 2026-06-03
    days on market $85,000 Active 77 DOM
13. 2026-06-02
    days on market $85,000 Active 76 DOM
14. 2026-06-01
    days on market $85,000 Active 75 DOM
15. 2026-05-31
    days on market $85,000 Active 74 DOM
16. 2026-05-30
    days on market $85,000 Active 73 DOM
17. 2026-03-18
    listed $95,000 Active 981-char remark

    Show marketing remark (981 chars)

    * * Investor Opportunity with Lake Views & Total Privacy! * * This 2-bedroom home in the Halfmoon Mini-Farms community offers a rare combination of security and scenery, featuring a * * fully gated * * and a * * picturesque lake view * * right from your backyard. Perfectly positioned just a short drive from the heart of * * Ocala * * , this property is an ideal income-producing investment, whether you’re looking for a steady rental or a high-equity flip. Situated on over half an acre ( * * 0.51 AC * * ), the land is high and dry in * * Flood Zone X * * , meaning no flood insurance is required. With * * low annual taxes * * ($1,006 in 2025), no HOA fees, and close proximity to Silver Springs State Park and the World Equestrian Center, this property offers incredible upside with minimal overhead. Priced at * * $95,000 * * , this is a prime chance to secure a water-view asset in a rapidly growing market. * * Cash offers only. * *

18. 2024-05-06
    soldstatus $53,000

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,696
• − Mortgage interest: −$4,761
• − Property taxes: −$1,006
• − Insurance: −$425
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,473
• Taxable income: $2,840
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,359/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 East

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,525

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 9% Two or more races 8% Black 8%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Serbian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -80.45%
• Current HPI: 227.3763
• 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

+79.2% since first listed

2 events — show timeline

• 2026-03-18 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-06 Sold (Public Records) $53,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,006 · +25.4% YoY. Source: county tax records.