13117 SW 33rd Ter · Marion Oaks, FL 34473

$250,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 73 Days on market

Built 2006 0.26 ac lot $157/sqft · 11% below area Est $281k · 11% under

---

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).

• ARV discount +12.5/15.0
• Cash flow +9.6/30.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• 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

One or more photo(s) has been virtually staged. Welcome to this move-in ready 3-bedroom, 2-bath home offering nearly 1,600 square feet of living space in a convenient Ocala location just minutes from I-75, shopping, and dining. From the moment you walk in, you’ll notice the bright, open layout with vaulted ceilings and no carpet—featuring durable vinyl and tile flooring throughout, creating a clean, modern feel that’s both stylish and easy to maintain. This home has been tastefully updated, including refreshed bathrooms, offering a comfortable blend of functionality and appeal. The split floor plan provides separation between the primary suite and secondary bedrooms, allowing flexibility for a variety of living arrangements such as a home office, guest space, or hobby room. The kitchen features stainless steel appliances, ample cabinet space, and a functional design that opens to the dining area with views of the backyard—ideal for both everyday living and entertaining. Step outside to a large, fully fenced backyard with plenty of room for pets, outdoor activities, or future enhancements such as a garden, patio, or outdoor living space. With its combination of updates, layout, and location, this home presents an excellent opportunity for those seeking comfort, flexibility, and convenience in Ocala. Schedule your private showing today.

Key facts

• Split floor plan
• Updated flooring
• Ample cabinet space

Tags

• MOVE IN READY
• UPDATED FLOORING
• VAULTED CEILINGS
• SPLIT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.4% below list).
• Recommended offer: $199k (20.4% below list) — sets the bar for 1% rule.

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: Rents soft (-0.7%/yr); 1372 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($72k/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 $8k 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 73 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $205k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,882 (20.4% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $281,328
• List price: $250,000
• Delta: -11.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13320 SW 29th Avenue Rd	0.42mi	3/2.0	1,630 (+2%)	6mo	$315,000	$193	72
3176 SW 127th St	0.40mi	3/2.0	1,668 (+4%)	4mo	$255,000	$153	70
13258 SW 29th Cir	0.44mi	3/2.0	1,572 (-2%)	9mo	$265,000	$169	69
3569 SW 127th Lane Rd	0.42mi	3/2.0	1,683 (+6%)	4mo	$275,000	$163	68
2976 SW 131st Place Rd	0.26mi	3/2.0	1,514 (-5%)	15mo	$272,900	$180	67
13213 SW 35th Cir	0.28mi	4/2.0 (+1)	1,661 (+4%)	19mo	$305,000	$184	60
3177 SW 127th St	0.42mi	4/2.0 (+1)	1,674 (+5%)	15mo	$303,999	$182	55
3953 SW 133rd Loop	0.54mi	4/2.0 (+1)	1,635 (+2%)	16mo	$265,000	$162	53
3610 SW 127th Lane Rd	0.44mi	4/2.0 (+1)	1,828 (+14%)	1mo	$320,070	$175	50
4064 SW 132nd Ln	0.70mi	4/2.0 (+1)	1,736 (+9%)	3mo	$301,900	$174	45
13379 SW 37th Ave	0.45mi	4/2.0 (+1)	1,826 (+14%)	14mo	$300,000	$164	38
3775 SW 127th Lane Rd	0.47mi	4/2.0 (+1)	1,828 (+14%)	15mo	$300,000	$164	37

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: -24.6%
• Equity multiple: 0.18×
• Total profit: $-57,088
• Equity at exit: $37,276

10-year hold

• IRR: -32.4%
• Equity multiple: -0.23×
• Total profit: $-85,971
• Equity at exit: $21,615

Cash invested: $70,000 (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: 1372
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$325 /mo · $3,904/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-169

Break-even live

Break-even rent $2,203

Max offer price $220,082

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-99	+0% $-169	+5% $-240	+10% $-311
Rent	-10% $-326	-5% $-248	+0% $-169	+5% $-91	+10% $-12
Rate	-1.0pp $-43	-0.5pp $-106	base $-169	+0.5pp $-234	+1.0pp $-300

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12732 SW 33rd Ave Ocala, FL	4.0	2.0	1696	$2,200	$1.30	14d	1	0.35mi
13410 SW 31st Terrace Rd Ocala, FL	4.0	2.0	1787	$1,899	$1.06	22d	1	0.37mi
13416 SW 31st Terrace Rd Ocala, FL	4.0	2.0	1787	$2,199	$1.23	14d	1	0.38mi
13341 SW 29th Cir Unit NA Ocala, FL	3.0	2.0	1596	$1,685	$1.06	22d	1	0.39mi
13341 SW 29th Cir Ocala, FL	3.0	2.0	1596	$1,725	$1.08	14d	1	0.39mi
3892 SW 130th Loop Ocala, FL	4.0	2.0	1700	$2,200	$1.29	14d	1	0.57mi
4052 SW 132nd Ln Ocala, FL	4.0	2.0	1751	$2,000	$1.14	22d	1	0.67mi
3995 SW 134th St Ocala, FL	4.0	2.0	1751	$2,100	$1.20	22d	1	0.68mi
3971 SW 130th Loop Ocala, FL	4.0	2.0	1485	$2,000	$1.35	14d	1	0.69mi
13731 SW 40th Cir Ocala, FL	3.0	2.0	1463	$1,695	$1.16	14d	1	0.92mi
13690 SW 43rd Cir Ocala, FL	4.0	3.0	1802	$2,200	$1.22	14d	1	0.94mi
13401 SW 43rd Avenue Rd Ocala, FL	3.0	2.0	1514	$1,900	$1.25	14d	1	0.95mi
14007 SW 30th Terrace Rd Ocala, FL	3.0	2.0	1710	$1,675	$0.98	22d	1	0.97mi
4428 SW 132nd St Ocala, FL	3.0	2.0	1600	$1,700	$1.06	22d	1	1.00mi
4004 SW 138th Pl Ocala, FL	3.0	2.0	1348	$1,695	$1.26	22d	1	1.01mi
13805 SW 43rd Cir Ocala, FL	4.0	2.0	1494	$1,800	$1.20	22d	1	1.13mi
2870 SW 143rd Place Rd Ocala, FL	3.0	2.0	2040	$1,850	$0.91	22d	1	1.17mi
4691 SW 129th Pl Ocala, FL	4.0	2.0	1643	$1,850	$1.13	22d	1	1.23mi
14245 SW 28th Ct Ocala, FL	4.0	2.0	1774	$1,900	$1.07	14d	1	1.29mi
251 Marion Oaks Crse Ocala, FL	3.0	2.0	1373	$1,795	$1.31	22d	1	1.42mi
3011 SW 140th Loop Ocala, FL	3.0	2.0	1335	$1,695	$1.27	22d	1	1.48mi
14193 SW 44th Ct Ocala, FL	3.0	2.0	1449	$1,599	$1.10	14d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $250,000 Active 73 DOM
2. 2026-06-18
   days on market $250,000 Active 70 DOM
3. 2026-06-17
   days on market $250,000 Active 69 DOM
4. 2026-06-16
   days on market $250,000 Active 68 DOM
5. 2026-06-15
   days on market $250,000 Active 67 DOM
6. 2026-06-14
   days on market $250,000 Active 65 DOM
7. 2026-06-13
   days on market $250,000 Active 64 DOM
8. 2026-06-10
   days on market $250,000 Active 62 DOM
9. 2026-06-09
   days on market $250,000 Active 61 DOM
10. 2026-06-08
    days on market $250,000 Active 60 DOM
11. 2026-06-07
    days on market $250,000 Active 59 DOM
12. 2026-06-03
    days on market $250,000 Active 55 DOM
13. 2026-06-02
    days on market $250,000 Active 54 DOM
14. 2026-06-01
    days on market $250,000 Active 53 DOM
15. 2026-05-31
    days on market $250,000 Active 52 DOM
16. 2026-05-30
    days on market $250,000 Active 51 DOM
17. 2026-04-09
    listed $260,000 Active 1380-char remark

    Show marketing remark (1380 chars)

    One or more photo(s) has been virtually staged. Welcome to this move-in ready 3-bedroom, 2-bath home offering nearly 1,600 square feet of living space in a convenient Ocala location just minutes from I-75, shopping, and dining. From the moment you walk in, you’ll notice the bright, open layout with vaulted ceilings and no carpet—featuring durable vinyl and tile flooring throughout, creating a clean, modern feel that’s both stylish and easy to maintain. This home has been tastefully updated, including refreshed bathrooms, offering a comfortable blend of functionality and appeal. The split floor plan provides separation between the primary suite and secondary bedrooms, allowing flexibility for a variety of living arrangements such as a home office, guest space, or hobby room. The kitchen features stainless steel appliances, ample cabinet space, and a functional design that opens to the dining area with views of the backyard—ideal for both everyday living and entertaining. Step outside to a large, fully fenced backyard with plenty of room for pets, outdoor activities, or future enhancements such as a garden, patio, or outdoor living space. With its combination of updates, layout, and location, this home presents an excellent opportunity for those seeking comfort, flexibility, and convenience in Ocala. Schedule your private showing today.

18. 2022-02-28
    soldstatus $205,000 Closed 291-char remark

    Show marketing remark (291 chars)

    3 bedroom, 2 bath home with over 1,500 square feet of living space, and a 2 car garage. Split floorplan with spacious bedrooms. Large fenced back yard. Located on a quiet street and conveniently located near the I-75 exit, restaurants, and perfect for commuters. Schedule your showing today!

19. 2022-02-28
    soldstatus $205,000

    Show marketing remark (291 chars)

    3 bedroom, 2 bath home with over 1,500 square feet of living space, and a 2 car garage. Split floorplan with spacious bedrooms. Large fenced back yard. Located on a quiet street and conveniently located near the I-75 exit, restaurants, and perfect for commuters. Schedule your showing today!

20. 2022-02-08
    status Pending 291-char remark

    Show marketing remark (291 chars)

    3 bedroom, 2 bath home with over 1,500 square feet of living space, and a 2 car garage. Split floorplan with spacious bedrooms. Large fenced back yard. Located on a quiet street and conveniently located near the I-75 exit, restaurants, and perfect for commuters. Schedule your showing today!

21. 2022-02-03
    listed $190,000 Active 291-char remark

    Show marketing remark (291 chars)

    3 bedroom, 2 bath home with over 1,500 square feet of living space, and a 2 car garage. Split floorplan with spacious bedrooms. Large fenced back yard. Located on a quiet street and conveniently located near the I-75 exit, restaurants, and perfect for commuters. Schedule your showing today!

22. 2021-04-30
    historical
23. 2006-06-22
    listed $195,000

ⓘ 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: $3,904 · $325/mo
• Projected year-2 tax: $3,904 · $325/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,866
• − Mortgage interest: −$14,004
• − Property taxes: −$3,904
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$7,273
• Taxable loss: −$6,383
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $-500/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

+33.3% since first listed

7 events — show timeline

• 2026-04-09 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-28 Sold (Public Records) $205,000 Public Records
• 2022-02-28 Sold (MLS) $205,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-03 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-06-22 Listed $195,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2025): $3,904 · +7.0% YoY. Source: county tax records.