8580 SW 92nd Pl Unit E · On Top of the World, FL 34481

$89,000

2 bd · 2.0 ba · 1,481 sqft · Condo public records · 9 Days on market

Built 1990 $493/mo HOA · 30% of rent

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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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Rare * Spacious 1,481 Square Foot Bostonian 2-Car Garage Villa in Friendship Village! One of the most desired Floorplans in On Top of the World, the Solid Concrete Block Built Bostonian unit offers 2 Separate Living Areas, a Spacious Kitchen with Island complete with Stainless Appliances and 2 Large Bedrooms. The Primary Suite enjoys a Private En Suite Bath and Walk-In Closet. Bask in exceptional light pouring in from your Fully Enclosed Rear Patio offering an additional Over 200 Square Feet of Space. * Updated Windows * 2015. * Updated Roof * 2021. Two Stunning Mature Oak Trees frame this Unit providing a classic sense of home on entry. On Top of the World in Ocala is a premier 55+ a

Key facts

• 2 car garage
• Walk in closet
• 2,162 sq ft lot

Tags

• 2 CAR GARAGE
• SEPARATE LIVING AREAS
• SPACIOUS KITCHEN WITH ISLAND
• PRIVATE EN SUITE BATH
• WALK IN CLOSET
• FULLY ENCLOSED REAR PATIO

Property features AI

Finance

• Other: Lease restrictions apply; Unfurnished
• Financial info: Total monthly association fees listed as $493.96; Total annual fees listed as $5,927.52
• HOA & community: Has HOA (monthly fee approximately $493.96); HOA fee includes 24-hour guard, cable TV, common area taxes, pool, structure and grounds maintenance, management, pest control, private road maintenance, recreational facilities, security, and trash; Association amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts, golf, parks, trails, dog park, sidewalks; buyer approval required; Senior community

Exterior

• Parking: Attached garage; 2-car garage; Garage door opener; Off-street parking
• Security: Gated community; 24-hour guard (included in HOA)
• Utilities: Public water; Public sewer; Broadband/High-speed internet available; Cable available and connected; Electricity available and connected; Water and sewer available and connected
• Home design: Residential villa; Single-story (one level); North-facing; Entry on main level
• Construction: Block construction; Shingle roof; Slab foundation; Built as a villa (one-story)
• Exterior features: Front porch; Rear porch; Patio; Screened porch; Storage; Tennis court(s); Oak trees and landscaped grounds; Private maintained asphalt/paved road

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Double pane windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 9.5% 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 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: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% FRL); Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: 1161 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $76k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.87% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 4.5

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,240
• Equity at exit: $13,270

10-year hold

• IRR: 11.2%
• Equity multiple: 1.89×
• Total profit: $22,102
• Equity at exit: $7,695

Cash invested: $24,920 (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: 1161
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$467
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$37
• HOA: −$493
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $241

Break-even live

Break-even rent $1,361

Max offer price $89,000

Occupancy floor 81%

Sensitivity live

Price	-10% $291	-5% $266	+0% $241	+5% $216	+10% $191
Rent	-10% $109	-5% $175	+0% $241	+5% $307	+10% $373
Rate	-1.0pp $286	-0.5pp $264	base $241	+0.5pp $218	+1.0pp $195

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	23d	1	0.12mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	23d	1	0.16mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	23d	1	0.21mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	23d	1	0.24mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	23d	1	0.28mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	23d	1	0.29mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	16d	1	0.44mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	23d	1	0.47mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	23d	1	0.51mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	16d	1	0.59mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	16d	1	0.72mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	16d	1	0.72mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	23d	1	0.74mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	23d	1	0.94mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	16d	1	0.97mi
8714 SW 83rd Loop Ocala, FL	2.0	2.0	1658	$1,900	$1.15	16d	1	0.97mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	23d	1	1.02mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	16d	1	1.07mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	23d	1	1.07mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	23d	1	1.08mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	23d	1	1.22mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	23d	1	1.23mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	23d	1	1.26mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	23d	1	1.30mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	23d	1	1.31mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	23d	1	1.31mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	23d	1	1.34mi
9746 SW 89th Loop Ocala, FL	2.0	2.0	1660	$1,950	$1.17	23d	1	1.36mi
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	23d	1	1.38mi
10081 SW 97th Ct Ocala, FL	2.0	1.0	992	$1,200	$1.21	16d	1	1.46mi
9119 SW 99th Court Rd Ocala, FL	2.0	2.0	1504	$1,900	$1.26	23d	1	1.46mi
7978 SW 90th Ter Ocala, FL	2.0	2.0	1226	$1,875	$1.53	16d	1	1.47mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-21
   days on market $89,000 Active 9 DOM
2. 2026-06-18
   days on market $89,000 Active 6 DOM
3. 2026-06-17
   days on market $89,000 Active 5 DOM
4. 2026-06-16
   days on market $89,000 Active 4 DOM
5. 2026-06-15
   days on market $89,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $89,000 Active 1 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: $942 · $78/mo
• Projected year-2 tax: $942 · $78/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,995
• − Mortgage interest: −$4,985
• − Property taxes: −$942
• − Insurance: −$445
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − HOA: −$5,916
• − Depreciation: −$2,589
• Taxable income: $1,919
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $2,432/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

+20.9% since first listed

3 events — show timeline

• 2026-06-12 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 1990-12-01 Sold (Public Records) $76,362 Public Records
• 1990-08-01 Sold (Public Records) $73,600 Public Records

Property tax history

-0.6%/yr

Latest (2025): $942 · +30.3% YoY. Source: county tax records.