8582 SW 90th Pl Unit A · On Top of the World, FL 34481

$137,900

2 bd · 2.0 ba · 1,368 sqft · Condo public records · 6 Days on market

Built 1989 $493/mo HOA · 30% of rent

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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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• 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

Beautiful end unit Birmingham located in Circle Square Woods!This is a must see nicely renovated move-in ready home! Featuring 2 bedrooms, 2 bathrooms and a double deep garage that will garage both a car and a golf cart!Located on a lovely tree lined street! This Villa has been remodeled all over with wood/tile floors and newer kitchen cabinets!Enter this home to an open living space; perfect for entertaining!The master bedroom has a huge walk-in closet, a spacious shower with glass sliding doors. This light and bright home has an enclosed lanai! Located in Ocala's premier, gated, active 55+ community.

Key facts

• 2,250 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Senior community; Pets allowed (cats and dogs); Buyer approval required
• Financial info: Total annual fees approximately $5,927.52; Lease restrictions apply
• HOA & community: Has HOA (monthly fee approximately $493.96); Association requires approval; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis, pickleball, basketball, racquetball, shuffleboard, playground, park, trails, storage, gated entry, security, cable TV, and recreational facilities; HOA fee covers cable TV, pool, structure and grounds maintenance, private road maintenance, recreational facilities, security, sewer and trash

Exterior

• Parking: Attached garage (1 car) with 12x36 dimensions; Driveway; Garage door opener
• Security: Gated community
• Utilities: Private water source; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Underground utilities; Irrigation equipment (reclaimed water in community)
• Home design: Residential villa; One story; Faces northeast; Located in a planned unit development (PUD)
• Construction: Block construction; Shingle roof; Slab foundation; Built living area approximately 1,368 sqft
• Exterior features: Covered patio/porch; Landscaped lot; Mature landscaping; Asphalt road access

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air
• Interior features: Ceiling fans; Programmable thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $-42 ($-504/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (5.4% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $130k (5.4% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 2.9% in On Top of the World — 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 D — 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: 1151 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($57k/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 $953 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $73k; list at $138k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $130,486 (5.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-24,751
• Equity at exit: $20,561

10-year hold

• IRR: -10.0%
• Equity multiple: 0.38×
• Total profit: $-23,905
• Equity at exit: $11,923

Cash invested: $38,612 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$723
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$57
• HOA: −$493
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-42

Break-even live

Break-even rent $1,707

Max offer price $130,486

Occupancy floor 98%

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	0.17mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	0.18mi
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	21d	1	0.25mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	21d	1	0.36mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	21d	1	0.39mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.45mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	13d	1	0.51mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	13d	1	0.58mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	13d	1	0.63mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.66mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.70mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	21d	1	0.70mi
8714 SW 83rd Loop Ocala, FL	2.0	2.0	1658	$1,900	$1.15	13d	1	0.76mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	13d	1	0.87mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	21d	1	0.88mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	13d	1	0.91mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	21d	1	1.19mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	1.19mi
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	21d	1	1.23mi
9746 SW 89th Loop Ocala, FL	2.0	2.0	1660	$1,950	$1.17	21d	1	1.24mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	1.24mi
7978 SW 90th Ter Ocala, FL	2.0	2.0	1226	$1,875	$1.53	13d	1	1.26mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	13d	1	1.26mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	21d	1	1.26mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	21d	1	1.32mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	21d	1	1.34mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	21d	1	1.36mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	21d	1	1.36mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	1.36mi
9119 SW 99th Court Rd Ocala, FL	2.0	2.0	1504	$1,900	$1.26	21d	1	1.39mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	1.42mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-16
   statusdays on market $137,900 Pending 6 DOM
2. 2026-06-15
   days on market $137,900 Active 5 DOM
3. 2026-06-14
   days on market $137,900 Active 3 DOM
4. 2026-06-13
   remarks 693-char remark
5. 2026-06-13
   listed $137,900 Active 2 DOM

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$245/yr (+$20/mo · 27.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,847
• − Mortgage interest: −$7,725
• − Property taxes: −$900
• − Insurance: −$690
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$5,916
• − Depreciation: −$4,012
• Taxable loss: −$2,569
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $113/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 — On Top of the World

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

Census & demographics

• Census place: On Top of the World, FL
• County: Marion County · 315,796 people
• City population: 25,668
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• 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

+91.8% since first listed

7 events — show timeline

• 2026-06-10 Listed $137,900 Stellar MLS as Distributed by MLS Grid
• 2017-08-11 Sold (Public Records) $73,000 Public Records
• 2017-08-11 Sold (MLS) $73,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-29 Listed $76,900 Stellar MLS as Distributed by MLS Grid
• 2017-06-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-03-18 Listed $82,500 Stellar MLS as Distributed by MLS Grid
• 1990-07-01 Sold (Public Records) $71,900 Public Records

Property tax history

+6.4%/yr

Latest (2025): $900 · +33.3% YoY. Source: county tax records.