29 Olive Cir · Silver Springs Shores, FL 34472

$238,000

3 bd · 2.0 ba · 1,467 sqft · SingleFamily public records · 44 Days on market

Built 2026 10,019 sqft lot $162/sqft · 20% below area Est $222k · 7% over

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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 +9.6/30.0
• Appreciation +8.0/10.0
• ARV discount +4.2/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEW, NEW, NEW! New Construction! New ENHANCED FLOOR PLAN! New REIMAGINED FEATURES! This home blends a timeless design with modern living. From the moment you walk through the front door you will feel the openness with the cathedral ceiling in the foyer, living room, and dining room! Durable ceramic tile flooring flows seamlessly throughout the home. The kitchen boasts stainless steel appliances, sleek quartz countertops, ample cabinetry, breakfast bar and a spacious pantry. Do laundry with ease in the air-conditioned laundry room. The bedrooms have all been expanded to maximize living space. An impressive, attached garage provides convenience and ample storage. This home rests on just under

Key facts

• Quartz countertops
• Ample cabinetry
• Cathedral ceiling

Tags

• CATHEDRAL CEILING
• CERAMIC TILE FLOORING
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• AMPLE CABINETRY
• BREAKFAST BAR

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No association

Exterior

• Parking: Driveway (oversized); Attached garage (1-car)
• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; One story; Completed condition; Faces west; New construction
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built by 57 INVESTMENT GROUP (model: THE LEGACY)
• Exterior features: Front porch; Rear porch; Sidewalk; Cleared, paved lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; No elevator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Cathedral ceilings; Open floor plan; Split bedroom layout
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (20.9% below list).
• Recommended offer: $188k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, amenities 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: Emerald Shores Elementary School (math 30% / reading 34%, grade F, #1,797 of 2,144 statewide, top 86%, 666 students, 74% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: Rents flat; 683 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 35% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $238k implies a 4227% 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; 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 $188,363 (20.9% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $221,622
• List price: $238,000
• Delta: 7.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9150 SE 106th Pl	0.53mi	3/2.5	1,392 (-5%)	6mo	$365,000	$262	59
17 Oak Trl	0.57mi	3/2.0	1,453 (-1%)	21mo	$285,400	$196	54
64 Oak Cir	0.11mi	4/2.0 (+1)	1,683 (+15%)	14mo	$279,900	$166	54
42 Olive Dr	0.64mi	3/2.0	1,336 (-9%)	2mo	$196,000	$147	53
80 Olive Dr	0.75mi	3/2.0	1,400 (-5%)	8mo	$265,000	$189	51
73 Olive Rd	0.61mi	3/2.0	1,361 (-7%)	13mo	$245,000	$180	49
8 Oak Circle Crse	0.36mi	3/2.0	1,342 (-8%)	24mo	$215,000	$160	49
23 Oak Pass Loop	0.70mi	3/2.0	1,557 (+6%)	11mo	$269,000	$173	48
9201 SE 109th Ln	0.60mi	3/1.0	1,425 (-3%)	21mo	$183,000	$128	46
9370 SE 106th Pl	0.72mi	3/2.0	1,600 (+9%)	22mo	$259,990	$162	33
9151 SE 106th Pl	0.52mi	3/2.5	1,680 (+14%)	21mo	$210,000	$125	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.79×
• Total profit: $52,368
• Equity at exit: $148,603

10-year hold

• IRR: 11.8%
• Equity multiple: 3.29×
• Total profit: $152,918
• Equity at exit: $268,614

Cash invested: $66,640 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 683
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$301 /mo · $3,613/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-160

Break-even live

Break-even rent $2,087

Max offer price $209,682

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-93	+0% $-160	+5% $-228	+10% $-295
Rent	-10% $-309	-5% $-235	+0% $-160	+5% $-86	+10% $-11
Rate	-1.0pp $-40	-0.5pp $-100	base $-160	+0.5pp $-222	+1.0pp $-285

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Olive Cir Ocala, FL	3.0	2.0	1459	$1,800	$1.23	15d	1	0.22mi
106 Oak Cir Ocala, FL	3.0	2.0	1453	$1,795	$1.24	15d	1	0.32mi
5 Olive Dr Ocala, FL	3.0	2.0	1450	$1,800	$1.24	23d	1	0.40mi
226 Oak Cir Ocala, FL	3.0	2.0	1406	$1,675	$1.19	15d	1	1.06mi
2 Ash Dr Ocala, FL	3.0	2.0	1083	$1,750	$1.62	15d	1	1.27mi
8 Ash Pass Run Ocala, FL	3.0	2.0	1128	$1,650	$1.46	23d	1	1.40mi

Listing history 18 events

1. 2026-06-21
   days on market $238,000 Active 44 DOM
2. 2026-06-18
   days on market $238,000 Active 41 DOM
3. 2026-06-17
   days on market $238,000 Active 40 DOM
4. 2026-06-16
   days on market $238,000 Active 39 DOM
5. 2026-06-15
   days on market $238,000 Active 38 DOM
6. 2026-06-14
   days on market $238,000 Active 36 DOM
7. 2026-06-13
   days on market $238,000 Active 35 DOM
8. 2026-06-10
   days on market $238,000 Active 33 DOM
9. 2026-06-09
   days on market $238,000 Active 32 DOM
10. 2026-06-08
    days on market $238,000 Active 31 DOM
11. 2026-06-07
    days on market $238,000 Active 30 DOM
12. 2026-06-03
    days on market $238,000 Active 26 DOM
13. 2026-06-02
    days on market $238,000 Active 25 DOM
14. 2026-06-01
    days on market $238,000 Active 24 DOM
15. 2026-05-31
    days on market $238,000 Active 23 DOM
16. 2026-05-30
    days on market $238,000 Active 22 DOM
17. 2026-05-08
    listed $238,000 Active 1396-char remark
18. 2004-05-26
    soldstatus $5,500

ⓘ 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: $3,613 · $301/mo
• Projected year-2 tax: $3,613 · $301/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,604
• − Mortgage interest: −$13,332
• − Property taxes: −$3,613
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$6,924
• Taxable loss: −$6,072
• Est. tax savings @ 24.0%: +$1,457
• After-tax cash flow: $-466/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

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+4227.3% since first listed

2 events — show timeline

• 2026-05-08 Listed $238,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-26 Sold (Public Records) $5,500 Public Records

Property tax history

+36.6%/yr

Latest (2025): $3,613 · +1326.1% YoY. Source: county tax records.