4080 SW 166th Place Rd · Marion Oaks, FL 34473

$170,000

2 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 197 Days on market

Built 1977 0.29 ac lot $145/sqft · 31% below area Est $248k · 31% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this 2-bedroom, 2-bath home that offers 1,176 Sq. Ft. of comfortable living space, featuring LVP flooring throughout the main living areas and a split floor plan. The 1-car garage includes generous shelving for additional storage. As you enter the home, you are welcomed into a spacious living room that flows directly into the dining area, creating an open and inviting space for everyday living. The adjacent galley kitchen provides ample cabinet and counter space. Off the dining room is a versatile bonus room offers flexibility for use as an office, hobby room, or additional living area. The primary bedroom is privately situated on one side of the home and includes its own bath and walk-in closet, while the guest bedroom is conveniently positioned near the second bathroom, making it ideal for visitors or family members. A screened-in back porch leads out to the oversized, fully fenced backyard, complete with a pergola and plenty of room for a pool, play area, or outdoor entertaining. Located near brand new schools, shopping, and restaurants, this home offers convenience to everyday amenities. Recent improvements include a New gas water heater installed in 2025, New roof replaced in 2021 & a 1 year home warranty at closing. Priced to sell quickly, this property provides a great opportunity to make it your own!

Key facts

• Walk-in closet
• Split floor plan
• Lvp flooring

Tags

• LVP FLOORING
• SPLIT FLOOR PLAN
• GENEROUS SHELVING
• SPACIOUS LIVING ROOM
• VERSATILE BONUS ROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $161k (5.0% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.8% in Marion Oaks — 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.
• Zoned schools: Sunrise Elementary School (math 43% / reading 34%, grade F, #1,575 of 2,144 statewide, top 74%, 1,017 students, 73% FRL); Horizon Academy At Marion Oaks (math 37% / reading 36%, grade F, #405 of 571 statewide, top 72%, 1,067 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL).
• Market conditions: Rents soft (-0.7%/yr); 1376 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 197 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $170k implies a 79% gain — meaningful room to come down on a strong offer.

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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (median comp): $248,067
• List price: $170,000
• Delta: -31.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16802 SW 44th Cir	0.37mi	3/2.0 (+1)	1,089 (-7%)	7mo	$196,900	$181	60
4663 SW 172nd Street Rd	0.57mi	3/2.0 (+1)	1,253 (+6%)	3mo	$205,000	$164	55
3914 SW 161st Loop	0.57mi	3/2.0 (+1)	1,121 (-5%)	12mo	$225,000	$201	50
501 Marion Oaks Golf Rd	0.36mi	3/2.0 (+1)	1,324 (+13%)	9mo	$225,000	$170	50
501 Marion Oaks Dr	0.67mi	2/2.0	1,260 (+7%)	11mo	$249,900	$198	48
577 Marion Oaks Golf Rd	0.31mi	3/2.0 (+1)	1,331 (+13%)	22mo	$239,900	$180	41
4489 SW 172nd Place Rd	0.63mi	3/2.0 (+1)	1,315 (+12%)	6mo	$245,000	$186	41
17147 SW 42nd Ct	0.45mi	3/2.0 (+1)	1,014 (-14%)	12mo	$222,000	$219	40

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-16,957
• Equity at exit: $25,348

10-year hold

• IRR: -4.9%
• Equity multiple: 0.72×
• Total profit: $-13,494
• Equity at exit: $14,698

Cash invested: $47,600 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1376
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$891
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $242

Break-even live

Break-even rent $1,309

Max offer price $170,000

Occupancy floor 80%

Sensitivity live

Price	-10% $338	-5% $290	+0% $242	+5% $193	+10% $145
Rent	-10% $114	-5% $178	+0% $242	+5% $305	+10% $369
Rate	-1.0pp $327	-0.5pp $285	base $242	+0.5pp $197	+1.0pp $153

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 SW 163rd Place Rd Unit 2 Ocala, FL	3.0	2.0	1214	$1,600	$1.32	22d	1	0.60mi
16170 SW 33rd Avenue Rd Ocala, FL	3.0	2.0	1200	$1,550	$1.29	15d	1	0.84mi
16111 SW 35th Court Rd Unit 2 Ocala, FL	2.0	2.0	900	$1,395	$1.55	15d	1	0.89mi
3580 SW 158th Pl Ocala, FL	3.0	2.0	1011	$1,600	$1.58	15d	1	0.93mi
3022 SW 168th Loop Ocala, FL	3.0	2.0	1478	$1,800	$1.22	15d	1	0.99mi
15885 SW 35th Court Rd Unit 1 Ocala, FL	3.0	2.0	1201	$1,550	$1.29	22d	1	1.01mi
16292 SW 30th Ter Ocala, FL	3.0	2.0	1482	$1,650	$1.11	22d	1	1.03mi
17029 SW 30th Avenue Rd Ocala, FL	3.0	2.0	1312	$1,745	$1.33	15d	1	1.09mi
15861 SW 33rd Avenue Rd Ocala, FL	2.0	2.0	984	$1,425	$1.45	15d	1	1.10mi
16262 SW 29th Court Rd Ocala, FL	2.0	2.0	1117	$1,325	$1.19	22d	1	1.13mi
15831 SW 34th Court Rd Ocala, FL	3.0	2.0	1402	$1,715	$1.22	15d	1	1.13mi
2836 SW 161st Loop Ocala, FL	3.0	2.0	1357	$1,675	$1.23	15d	1	1.18mi
15729 SW 34th Court Rd Ocala, FL	2.0	2.0	984	$1,400	$1.42	15d	1	1.18mi
15739 SW 34th Court Rd Ocala, FL	2.0	2.0	984	$1,400	$1.42	15d	1	1.18mi
357 Marion Oaks Blvd Unit 2 Ocala, FL	3.0	2.0	1201	$1,695	$1.41	15d	1	1.19mi
15755 SW 33rd Avenue Rd Unit 1 Ocala, FL	3.0	2.0	1107	$1,300	$1.17	22d	1	1.20mi
15944 SW 53rd Ct Ocala, FL	3.0	2.0	1321	$1,850	$1.40	22d	1	1.20mi
16910 SW 27th Ave Ocala, FL	3.0	2.0	1128	$1,550	$1.37	22d	1	1.24mi
15962 SW 53rd Ct Ocala, FL	3.0	2.0	1380	$1,800	$1.30	15d	1	1.25mi
16015 SW 29th Court Rd Unit 2 Ocala, FL	3.0	2.0	1321	$1,450	$1.10	22d	1	1.30mi

Listing history 15 events

1. 2026-06-03
   status $170,000 Pending 197 DOM
2. 2026-06-02
   days on market $170,000 Active 197 DOM
3. 2026-05-31
   days on market $170,000 Active 195 DOM
4. 2026-05-30
   days on market $170,000 Active 194 DOM
5. 2026-04-27
   price $170,000 1350-char remark

   Show marketing remark (1350 chars)

   Come check out this 2-bedroom, 2-bath home that offers 1,176 Sq. Ft. of comfortable living space, featuring LVP flooring throughout the main living areas and a split floor plan. The 1-car garage includes generous shelving for additional storage. As you enter the home, you are welcomed into a spacious living room that flows directly into the dining area, creating an open and inviting space for everyday living. The adjacent galley kitchen provides ample cabinet and counter space. Off the dining room is a versatile bonus room offers flexibility for use as an office, hobby room, or additional living area. The primary bedroom is privately situated on one side of the home and includes its own bath and walk-in closet, while the guest bedroom is conveniently positioned near the second bathroom, making it ideal for visitors or family members. A screened-in back porch leads out to the oversized, fully fenced backyard, complete with a pergola and plenty of room for a pool, play area, or outdoor entertaining. Located near brand new schools, shopping, and restaurants, this home offers convenience to everyday amenities. Recent improvements include a New gas water heater installed in 2025, New roof replaced in 2021 & a 1 year home warranty at closing. Priced to sell quickly, this property provides a great opportunity to make it your own!

6. 2025-12-30
   price $180,000 1350-char remark

   Show marketing remark (1350 chars)

   Come check out this 2-bedroom, 2-bath home that offers 1,176 Sq. Ft. of comfortable living space, featuring LVP flooring throughout the main living areas and a split floor plan. The 1-car garage includes generous shelving for additional storage. As you enter the home, you are welcomed into a spacious living room that flows directly into the dining area, creating an open and inviting space for everyday living. The adjacent galley kitchen provides ample cabinet and counter space. Off the dining room is a versatile bonus room offers flexibility for use as an office, hobby room, or additional living area. The primary bedroom is privately situated on one side of the home and includes its own bath and walk-in closet, while the guest bedroom is conveniently positioned near the second bathroom, making it ideal for visitors or family members. A screened-in back porch leads out to the oversized, fully fenced backyard, complete with a pergola and plenty of room for a pool, play area, or outdoor entertaining. Located near brand new schools, shopping, and restaurants, this home offers convenience to everyday amenities. Recent improvements include a New gas water heater installed in 2025, New roof replaced in 2021 & a 1 year home warranty at closing. Priced to sell quickly, this property provides a great opportunity to make it your own!

7. 2025-12-14
   price $190,000 1350-char remark

   Show marketing remark (1350 chars)

   Come check out this 2-bedroom, 2-bath home that offers 1,176 Sq. Ft. of comfortable living space, featuring LVP flooring throughout the main living areas and a split floor plan. The 1-car garage includes generous shelving for additional storage. As you enter the home, you are welcomed into a spacious living room that flows directly into the dining area, creating an open and inviting space for everyday living. The adjacent galley kitchen provides ample cabinet and counter space. Off the dining room is a versatile bonus room offers flexibility for use as an office, hobby room, or additional living area. The primary bedroom is privately situated on one side of the home and includes its own bath and walk-in closet, while the guest bedroom is conveniently positioned near the second bathroom, making it ideal for visitors or family members. A screened-in back porch leads out to the oversized, fully fenced backyard, complete with a pergola and plenty of room for a pool, play area, or outdoor entertaining. Located near brand new schools, shopping, and restaurants, this home offers convenience to everyday amenities. Recent improvements include a New gas water heater installed in 2025, New roof replaced in 2021 & a 1 year home warranty at closing. Priced to sell quickly, this property provides a great opportunity to make it your own!

8. 2025-11-17
   listed $200,000 Active 1350-char remark

   Show marketing remark (1350 chars)

   Come check out this 2-bedroom, 2-bath home that offers 1,176 Sq. Ft. of comfortable living space, featuring LVP flooring throughout the main living areas and a split floor plan. The 1-car garage includes generous shelving for additional storage. As you enter the home, you are welcomed into a spacious living room that flows directly into the dining area, creating an open and inviting space for everyday living. The adjacent galley kitchen provides ample cabinet and counter space. Off the dining room is a versatile bonus room offers flexibility for use as an office, hobby room, or additional living area. The primary bedroom is privately situated on one side of the home and includes its own bath and walk-in closet, while the guest bedroom is conveniently positioned near the second bathroom, making it ideal for visitors or family members. A screened-in back porch leads out to the oversized, fully fenced backyard, complete with a pergola and plenty of room for a pool, play area, or outdoor entertaining. Located near brand new schools, shopping, and restaurants, this home offers convenience to everyday amenities. Recent improvements include a New gas water heater installed in 2025, New roof replaced in 2021 & a 1 year home warranty at closing. Priced to sell quickly, this property provides a great opportunity to make it your own!

9. 2008-06-06
   soldstatus $95,000
10. 2008-06-05
    soldstatus $95,000 249-char remark

    Show marketing remark (249 chars)

    This house has been remodelded and tastefully decorated. pergo flooring, recently painted inside. new counter tops in the galley kitchen. All appliances stay. Over sized garage with lots of shelving. Large yard privacy fenced. Priced to sell quickly

11. 2008-03-21
    listed $96,900 249-char remark

    Show marketing remark (249 chars)

    This house has been remodelded and tastefully decorated. pergo flooring, recently painted inside. new counter tops in the galley kitchen. All appliances stay. Over sized garage with lots of shelving. Large yard privacy fenced. Priced to sell quickly

12. 2007-10-06
    historical
13. 2007-04-07
    listed $122,400
14. 2000-10-09
    soldstatus $45,000
15. 1977-07-01
    soldstatus $25,800

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$554/yr (+$46/mo · 64.7%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,371
• − Mortgage interest: −$9,523
• − Property taxes: −$857
• − Insurance: −$850
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,945
• Taxable income: $97
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,875/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 — Marion Oaks

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

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+558.9% since first listed

11 events — show timeline

• 2026-04-27 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-14 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2008-06-06 Sold (Public Records) $95,000 Public Records
• 2008-06-05 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-21 Listed $96,900 Stellar MLS as Distributed by MLS Grid
• 2007-10-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-04-07 Listed $122,400 Stellar MLS as Distributed by MLS Grid
• 2000-10-09 Sold (Public Records) $45,000 Public Records
• 1977-07-01 Sold (Public Records) $25,800 Public Records

Property tax history

+5.8%/yr

Latest (2025): $857 · +35.9% YoY. Source: county tax records.