8667 SW 97th St Unit C · On Top of the World, FL 34481

$149,900

2 bd · 2.0 ba · 1,541 sqft · Condo public records · 73 Days on market

Built 1986 $97/sqft · 17% below area Est $180k · 17% under $493/mo HOA · 31% 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• 1% rule +5.8/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This popular 2 bedroom, 2 bathroom Bostonian is conveniently located in On Top of the World. The large front porch overlooks a park-like setting and is close to the main entrance which allows for an easy commute to the amenities as well as shopping. The main bedroom has a large walk in closet and updated ensuite bathroom. The spacious kitchen features an abundance of cabinets and has a unique design with a peninsula eating area which can accommodate bar stools. The lanai is the perfect three seasons room with vinyl enclosed windows. This home also features a spacious 2 car garage. Roof was replaced in 2018.

Key facts

• Front porch
• Park-like setting
• Walk in closet

Tags

• FRONT PORCH
• PARK-LIKE SETTING
• WALK IN CLOSET
• UPDATED ENSUITE BATHROOM
• PENINSULA EATING AREA
• THREE SEASONS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (24.8% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $113k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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.
• 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $1k 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

• It's been on market 73 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $112,779 (24.8% 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 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 4.61%
• Cash-on-cash: -6.01%
• DSCR: 0.73
• GRM: 7.7

CMA / ARV

• ARV (median comp): $179,948
• List price: $149,900
• Delta: -16.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.3%
• Equity multiple: 0.11×
• Total profit: $-37,374
• Equity at exit: $22,351

10-year hold

• IRR: -22.5%
• Equity multiple: -0.16×
• Total profit: $-48,558
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$786
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$62
• HOA: −$493
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-210

Break-even live

Break-even rent $1,880

Max offer price $112,779

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-168	+0% $-210	+5% $-253	+10% $-295
Rent	-10% $-338	-5% $-274	+0% $-210	+5% $-146	+10% $-83
Rate	-1.0pp $-135	-0.5pp $-172	base $-210	+0.5pp $-249	+1.0pp $-288

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	15d	1	0.07mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	23d	1	0.09mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	23d	1	0.10mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	23d	1	0.20mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	23d	1	0.26mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	15d	1	0.32mi
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	23d	1	0.37mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	23d	1	0.57mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	23d	1	0.62mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	23d	1	0.63mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	23d	1	0.65mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	15d	1	0.76mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	23d	1	0.80mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	23d	1	0.80mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	15d	1	0.88mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	23d	1	0.88mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	23d	1	0.91mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	15d	1	1.11mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	15d	1	1.12mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	23d	1	1.16mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	23d	1	1.17mi
10061 SW 74th Ter Ocala, FL	3.0	2.0	1894	$1,995	$1.05	15d	1	1.17mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	23d	1	1.21mi
9791 SW 96th St Ocala, FL	2.0	2.0	1906	$1,800	$0.94	23d	1	1.21mi
8744 SW 108th Lane Rd Ocala, FL	3.0	2.0	1614	$2,200	$1.36	23d	1	1.25mi
9760 SW 101st Ln Ocala, FL	2.0	2.0	1360	$1,500	$1.10	23d	1	1.28mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	23d	1	1.29mi
10819 SW 83rd Ct Ocala, FL	3.0	2.0	1601	$1,495	$0.93	23d	1	1.36mi
8714 SW 83rd Loop Ocala, FL	2.0	2.0	1658	$1,900	$1.15	15d	1	1.38mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	23d	1	1.38mi
8669 SW 108th Ln Ocala, FL	2.0	1.0	1152	$1,250	$1.09	23d	1	1.39mi
9201 SW 108th Pl Ocala, FL	2.0	2.0	1170	$1,475	$1.26	23d	15	1.41mi
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	23d	1	1.42mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	23d	1	1.46mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-21
   days on market $149,900 Active 73 DOM
2. 2026-06-18
   days on market $149,900 Active 70 DOM
3. 2026-06-17
   days on market $149,900 Active 69 DOM
4. 2026-06-16
   days on market $149,900 Active 68 DOM
5. 2026-06-15
   days on market $149,900 Active 67 DOM
6. 2026-06-14
   days on market $149,900 Active 65 DOM
7. 2026-06-13
   days on market $149,900 Active 64 DOM
8. 2026-06-10
   days on market $149,900 Active 62 DOM
9. 2026-06-09
   days on market $149,900 Active 61 DOM
10. 2026-06-08
    days on market $149,900 Active 60 DOM
11. 2026-06-07
    days on market $149,900 Active 59 DOM
12. 2026-06-03
    days on market $149,900 Active 55 DOM
13. 2026-06-03
    price $149,900 Active 54 DOM
14. 2026-06-02
    days on market $160,000 Active 54 DOM
15. 2026-06-01
    days on market $160,000 Active 53 DOM
16. 2026-05-31
    days on market $160,000 Active 52 DOM
17. 2026-05-30
    days on market $160,000 Active 51 DOM
18. 2026-04-09
    listed $160,000 Active 614-char remark

    Show marketing remark (614 chars)

    This popular 2 bedroom, 2 bathroom Bostonian is conveniently located in On Top of the World. The large front porch overlooks a park-like setting and is close to the main entrance which allows for an easy commute to the amenities as well as shopping. The main bedroom has a large walk in closet and updated ensuite bathroom. The spacious kitchen features an abundance of cabinets and has a unique design with a peninsula eating area which can accommodate bar stools. The lanai is the perfect three seasons room with vinyl enclosed windows. This home also features a spacious 2 car garage. Roof was replaced in 2018.

19. 2023-07-01
    historical
20. 2023-05-28
    listed $249,900 Active
21. 2020-11-18
    soldstatus $115,000
22. 2020-11-03
    soldstatus $115,000
23. 2020-09-14
    listed $120,500
24. 1986-02-01
    soldstatus $67,800

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,721 · $143/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: $19,364
• − Mortgage interest: −$8,397
• − Property taxes: −$1,721
• − Insurance: −$750
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$5,916
• − Depreciation: −$4,361
• Taxable loss: −$4,878
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $-1,351/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

+136.0% since first listed

7 events — show timeline

• 2026-04-09 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-05-28 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2020-11-18 Sold (Public Records) $115,000 Public Records
• 2020-11-03 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-14 Listed $120,500 Stellar MLS as Distributed by MLS Grid
• 1986-02-01 Sold (Public Records) $67,800 Public Records

Property tax history

+13.8%/yr

Latest (2025): $1,721 · +16.1% YoY. Source: county tax records.