🏗️ New Construction
13725 SW 111th Ln · Dunnellon, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 8/10 · Major
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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 +7.7/30.0
- ARV discount +7.5/15.0
- Condition / age +5.0/5.0
- Schools +4.6/10.0
- Livability +3.5/5.0
- Rent growth +2.5/5.0
- 1% rule +2.3/10.0
- DSCR +1.8/10.0
- Appreciation +0.0/10.0
$209,999
13725 SW 111th Ln · Dunnellon, FL 34432
3 bd · 2.0 ba · 1,066 sqft · SingleFamily
· 50 Days on market
Built 2026
9,375 sqft lot
Garage
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Under Construction. Now offering Down Payment assistance up to $10,000 with Preferred Lender with loan approval. Welcome to this exciting new construction project, a charming and affordable cottage home in the desirable Rolling Ranch Estates neighborhood, just a quick drive to the scenic Rainbow River. This home offers an excellent opportunity to experience comfortable living with its well-designed features. Key Features: Spacious Rooms: Enjoy the luxury of generously sized rooms, providing plenty of space for relaxation and everyday activities.
Key facts
- Country porch
- Unique roof design
- Granite countertops
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $209,999 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $229,831.
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $192k (8.5% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (20.0% below list).
- Recommended offer: $168k (20.0% below list) — sets the bar for 1% rule.
- Cap rate 4.9% vs local median 3.6% in Dunnellon — 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 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: amenities F, commute F, employment 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.
- Zoned schools: Dunnellon Elementary School (math 46% / reading 48%, grade D-, #1,191 of 2,144 statewide, top 57%, 580 students, 61% FRL); Dunnellon Middle School (math 48% / reading 42%, grade D, #310 of 571 statewide, top 56%, 678 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL) — zoned schools at 64% FRL track the district average.
- Market conditions: 700 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
- This rent runs 42% of the median local income ($48k/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 $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 50 days — a 3% lower offer ($204k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$168,018
(20.0% below list)
Questions for the listing agent
- 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?
- It's been on market 50 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.73% ✗
- Cap rate
- 4.93%
- Cash-on-cash
- -4.87%
- DSCR
- 0.78
- GRM
- 11.4
CMA / ARV
- ARV (median comp)
- $229,831
- List price
- $209,999
- Delta
- -8.63%
- 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 |
|---|---|---|---|---|---|---|---|
| 13658 SW 113th Pl | 0.20mi | 3/2.0 | 1,127 (+6%) | 10mo | $205,000 | $182 | 72 |
| 13620 SW 114th Ln | 0.39mi | 3/2.0 | 1,127 (+6%) | 5mo | $212,900 | $189 | 68 |
| 13371 SW 112th Pl | 0.38mi | 3/2.0 | 1,127 (+6%) | 7mo | $215,000 | $191 | 67 |
| 13350 SW 113th Pl | 0.44mi | 3/2.0 | 1,127 (+6%) | 6mo | $215,000 | $191 | 65 |
| 13246 SW 113th Ln | 0.55mi | 3/2.0 | 1,127 (+6%) | 1mo | $218,000 | $193 | 64 |
| 13285 SW 113th Pl | 0.50mi | 3/2.0 | 1,127 (+6%) | 5mo | $210,000 | $186 | 63 |
| 13332 SW 112 Pl | 0.43mi | 3/2.0 | 1,127 (+6%) | 10mo | $213,000 | $189 | 62 |
| 13260 SW 113th Ln | 0.54mi | 3/2.0 | 1,127 (+6%) | 5mo | $216,500 | $192 | 61 |
| 13383 SW 106th St | 0.67mi | 3/2.0 | 1,127 (+6%) | 2mo | $218,000 | $193 | 58 |
| 11200 SW 131 Ter | 0.57mi | 3/2.0 | 1,127 (+6%) | 9mo | $212,900 | $189 | 56 |
| 13881 SW 105 Pl | 0.64mi | 3/2.0 | 1,130 (+6%) | 8mo | $219,000 | $194 | 54 |
| 13345 SW 106 St | 0.69mi | 3/2.0 | 1,127 (+6%) | 9mo | $211,000 | $187 | 51 |
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
- -24.5%
- Equity multiple
- 0.16×
- Total profit
- $-53,838
- Equity at exit
- $34,269
10-year hold
- IRR
- -20.1%
- Equity multiple
- -0.06×
- Total profit
- $-68,181
- Equity at exit
- $19,872
Cash invested: $64,353 (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.
Seller's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 10 active · 22 under contract
- Months of supply
- 1.6 mo (63%/mo absorbed)
- Median asking
- $231,400 ($197/sqft)
- Median days on market
- 61 d
- This list price
- 40% of active listings are priced below it
- ARV vs active asking
- +9.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34432
- Home prices YoY
- -21.5%
- Active inventory
- 700
- Price-to-rent
- 10.4×
Monthly cashflow live
↻
- Estimated rent
- $1,680 high interval (Pro) →
- Mortgage (P&I)
- −$1,205
- Tax est. 1.5%
- −$287 /mo · $3,447/yr
- Insurance
- −$96
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$353
- Net cashflow
- $-261
Break-even live
Break-even rent
$2,011
Max offer price
$192,068
Occupancy floor
—
Sensitivity live
| Price | -10% $-102 | -5% $-182 | +0% $-261 | +5% $-340 | +10% $-420 |
|---|---|---|---|---|---|
| Rent | -10% $-394 | -5% $-327 | +0% $-261 | +5% $-195 | +10% $-128 |
| Rate | -1.0pp $-145 | -0.5pp $-203 | base $-261 | +0.5pp $-321 | +1.0pp $-381 |
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
- $57,458
- Closing costs
- $6,895
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 7 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 13669 SW 113th Pl Dunnellon, FL | 3.0 | 2.0 | 1397 | $1,650 | $1.18 | 63d | 1 | 0.19mi |
| 13775 SW 115 Pl Unit 1331069P Dunnellon, FL | 3.0 | 2.0 | 1399 | $9,815 | $7.02 | 70d | 1 | 0.39mi |
| 13359 SW 112th St Dunnellon, FL | 3.0 | 2.0 | 1127 | $1,750 | $1.55 | 70d | 1 | 0.41mi |
| 10711 SW 136th Court Rd Dunnellon, FL | 2.0 | 1.0 | 928 | $1,450 | $1.56 | 70d | 1 | 0.45mi |
| 13439 SW 106th Pl Dunnellon, FL | 3.0 | 2.0 | 1397 | $1,700 | $1.22 | 70d | 1 | 0.62mi |
| 13469 SW 106th St Dunnellon, FL | 3.0 | 2.0 | 1226 | $1,750 | $1.43 | 70d | 1 | 0.65mi |
| 13527 SW 100th Ln Dunnellon, FL | 3.0 | 2.0 | 1352 | $2,100 | $1.55 | 70d | 1 | 1.16mi |
Property features AI
Finance
- Other
- Lot approximately 0.22 acres (75 x 125)Road surface: dirt and paved1 well and 1 septic on propertyLiving area reported as 1066 sq ft; total building area reported as 1336 sq ft
- HOA & community
- No association
Exterior
- Parking
- DrivewayAttached garage (1-car)
- Utilities
- Well waterSeptic tankElectricity connected
- Home design
- Single family residenceOne storyUnder construction (projected completion: 2026-08-14)Faces southResidential property
- Construction
- New constructionVinyl siding and frame constructionShingle roofSlab foundationBuilt by KM REYNOLDS ENT LLC (Builder model: DAYBREAK)One level
- Exterior features
- Cleared lotOther exterior features
Interior
- Kitchen
- DishwasherMicrowaveRangeRefrigerator
- Bedrooms
- 3 bedrooms
- Flooring
- Vinyl
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingHeat pumpCentral air conditioning
- Interior features
- Built-in featuresCathedral ceilingsHigh ceilingsOpen floorplanStone counters
- Laundry & utility
- Inside laundry in a closet
Listing history 40 events
-
2026-08-08days on market $209,999 Active 50 DOM
-
2026-08-07days on market $209,999 Active 49 DOM
-
2026-08-06days on market $209,999 Active 48 DOM
-
2026-08-05days on market $209,999 Active 47 DOM
-
2026-08-04days on market $209,999 Active 46 DOM
-
2026-08-03days on market $209,999 Active 45 DOM
-
2026-07-31days on market $209,999 Active 42 DOM
-
2026-07-30days on market $209,999 Active 41 DOM
-
2026-07-29days on market $209,999 Active 40 DOM
-
2026-07-27days on market $209,999 Active 38 DOM
-
2026-07-25days on market $209,999 Active 36 DOM
-
2026-07-23days on market $209,999 Active 34 DOM
-
2026-07-22days on market $209,999 Active 33 DOM
-
2026-07-21days on market $209,999 Active 32 DOM
-
2026-07-18days on market $209,999 Active 29 DOM
-
2026-07-16days on market $209,999 Active 27 DOM
-
2026-07-16days on market $209,999 Active 26 DOM
-
2026-07-14days on market $209,999 Active 25 DOM
-
2026-07-13pricedays on market $209,999 Active 24 DOM
-
2026-07-12days on market $209,995 Active 23 DOM
-
2026-07-11days on market $209,995 Active 22 DOM
-
2026-07-10days on market $209,995 Active 21 DOM
-
2026-07-09days on market $209,995 Active 20 DOM
-
2026-07-08days on market $209,995 Active 19 DOM
-
2026-07-07days on market $209,995 Active 18 DOM
-
2026-07-06days on market $209,995 Active 17 DOM
-
2026-07-05days on market $209,995 Active 16 DOM
-
2026-07-04days on market $209,995 Active 15 DOM
-
2026-07-03days on market $209,995 Active 14 DOM
-
2026-07-02days on market $209,995 Active 13 DOM
-
2026-07-01days on market $209,995 Active 12 DOM
-
2026-06-30days on market $209,995 Active 11 DOM
-
2026-06-29days on market $209,995 Active 10 DOM
-
2026-06-28days on market $209,995 Active 9 DOM
-
2026-06-28days on market $209,995 Active 8 DOM
-
2026-06-27days on market $209,995 Active 7 DOM
-
2026-06-25days on market $209,995 Active 5 DOM
-
2026-06-23days on market $209,995 Active 3 DOM
-
2026-06-21remarks 699-char remark
-
2026-06-21$209,995 Active 2 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 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 · 23 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,162
- − Mortgage interest
- −$12,874
- − Property taxes
- −$3,447
- − Insurance
- −$1,149
- − Repairs & maintenance
- −$1,613
- − Management
- −$1,613
- − Depreciation
- −$6,686
- Taxable loss
- −$7,220
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,733
- After-tax cash flow
- $-1,399/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 · 13 photos
100/100
None rehab
This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and offers a great opportunity for both resale and rental value with minor updates to the exterior and interior paint.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
- Both Adding a small front porch or landscaping — These additions can improve the home's curb appeal and provide a welcoming entrance. ↑
F
Composite school gradezoned avg 46/100
Zoned Schools
Elementary
Dunnellon Elementary School
D-
FL #1,191/2,144
Nat'l #14,504/41,679
Middle
Dunnellon Middle School
D
FL #310/571
Nat'l #4,622/14,009
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
B
Composite livability gradescore 70/100
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
- County
- Marion · 365,905 people
- City population
- 20,859
- Metro
- Ocala, FL
- Population (ZIP)
- 13,197
- Household income
- $47,711
- Rent vs Own
- Severe rent burden
- 15% of renters
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
+0.0% since first listed2 events — show timeline
- 2026-07-13 Price Changed $209,999 Stellar MLS as Distributed by MLS Grid
- 2026-06-19 Listed $209,995 Stellar MLS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…