8929 SW 94th St Unit B · On Top of the World, FL 34481

$163,000

2 bd · 2.0 ba · 1,249 sqft · Condo public records · 157 Days on market

Built 1986 $131/sqft · at area comps Est $196k · 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 +7.2/30.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey and beautifully maintained, this expanded Philadelphian villa offers 2 bedrooms and 2 baths with thoughtful updates throughout. Major systems include a roof replaced in 2018, HVAC in 2016, a new hot water heater installed March 2024, and brand-new appliances in 2025, providing peace of mind for the next owner. The remodeled kitchen and baths feature solid surface counters, while the oversized 1.5-car garage offers additional storage and convenience. Enjoy year-round comfort in the enclosed lanai with heat and air, making this home truly move-in ready and ideal for easy living. Residents enjoy access to top-tier amenities such as 3 fitness centers, tennis courts, covered pickleball courts, a clubhouse, 3 community pools, hospitals and golf cart-friendly pathways to nearby shopping. With all of these upgrades and community perks, this home truly offers resort-style living at an unbeatable value.

Key facts

• Hvac
• Remodeled kitchen
• New hot water heater

Tags

• ROOF REPLACED
• HVAC
• NEW HOT WATER HEATER
• BRAND-NEW APPLIANCES
• REMODELED KITCHEN
• OVERSIZED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $163k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (2.7% below list).
• Recommended offer: $123k (24.4% 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; 23 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 33% 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 $5k 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 157 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $163k implies a 177% gain — meaningful room to come down on a strong offer.

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 $123,218 (24.4% 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 157 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.97% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 8.6

CMA / ARV

• ARV (median comp): $195,532
• List price: $163,000
• Delta: -16.64%
• 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: -26.2%
• Equity multiple: 0.11×
• Total profit: $-40,516
• Equity at exit: $24,304

10-year hold

• IRR: -22.6%
• Equity multiple: -0.16×
• Total profit: $-52,774
• Equity at exit: $14,093

Cash invested: $45,640 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1161
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$855
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$68
• HOA: −$493
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-225

Break-even live

Break-even rent $1,871

Max offer price $123,218

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-179	+0% $-225	+5% $-271	+10% $-317
Rent	-10% $-351	-5% $-288	+0% $-225	+5% $-163	+10% $-100
Rate	-1.0pp $-143	-0.5pp $-184	base $-225	+0.5pp $-267	+1.0pp $-310

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	23d	1	0.29mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	15d	1	0.32mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	15d	1	0.41mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	23d	1	0.42mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	23d	1	0.46mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	15d	1	0.58mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	23d	1	0.62mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	23d	1	0.65mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	23d	1	0.80mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	23d	1	0.81mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	23d	1	0.85mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	23d	1	0.86mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	23d	1	0.86mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	23d	1	0.88mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	23d	1	0.89mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	23d	1	1.01mi
10081 SW 97th Ct Ocala, FL	2.0	1.0	992	$1,200	$1.21	15d	1	1.04mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	23d	1	1.13mi
9760 SW 101st Ln Ocala, FL	2.0	2.0	1360	$1,500	$1.10	23d	1	1.13mi
10155 SW 100th Ave Ocala, FL	2.0	2.0	1040	$1,700	$1.63	23d	1	1.28mi
10405 SW 99th Ave Ocala, FL	2.0	2.0	1040	$1,450	$1.39	23d	1	1.35mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	23d	1	1.37mi
7978 SW 90th Ter Ocala, FL	2.0	2.0	1226	$1,875	$1.53	15d	1	1.50mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-22
   days on market $163,000 Active 157 DOM
2. 2026-06-18
   days on market $163,000 Active 154 DOM
3. 2026-06-17
   days on market $163,000 Active 153 DOM
4. 2026-06-16
   days on market $163,000 Active 152 DOM
5. 2026-06-15
   days on market $163,000 Active 151 DOM
6. 2026-06-14
   days on market $163,000 Active 149 DOM
7. 2026-06-13
   days on market $163,000 Active 148 DOM
8. 2026-06-10
   days on market $163,000 Active 146 DOM
9. 2026-06-09
   days on market $163,000 Active 145 DOM
10. 2026-06-08
    days on market $163,000 Active 144 DOM
11. 2026-06-07
    days on market $163,000 Active 143 DOM
12. 2026-06-03
    days on market $163,000 Active 139 DOM
13. 2026-06-02
    days on market $163,000 Active 138 DOM
14. 2026-05-31
    days on market $163,000 Active 136 DOM
15. 2026-05-30
    days on market $163,000 Active 135 DOM
16. 2026-05-18
    price $163,000 914-char remark

    Show marketing remark (914 chars)

    Turnkey and beautifully maintained, this expanded Philadelphian villa offers 2 bedrooms and 2 baths with thoughtful updates throughout. Major systems include a roof replaced in 2018, HVAC in 2016, a new hot water heater installed March 2024, and brand-new appliances in 2025, providing peace of mind for the next owner. The remodeled kitchen and baths feature solid surface counters, while the oversized 1.5-car garage offers additional storage and convenience. Enjoy year-round comfort in the enclosed lanai with heat and air, making this home truly move-in ready and ideal for easy living. Residents enjoy access to top-tier amenities such as 3 fitness centers, tennis courts, covered pickleball courts, a clubhouse, 3 community pools, hospitals and golf cart-friendly pathways to nearby shopping. With all of these upgrades and community perks, this home truly offers resort-style living at an unbeatable value.

17. 2026-03-24
    price $170,000 914-char remark

    Show marketing remark (914 chars)

    Turnkey and beautifully maintained, this expanded Philadelphian villa offers 2 bedrooms and 2 baths with thoughtful updates throughout. Major systems include a roof replaced in 2018, HVAC in 2016, a new hot water heater installed March 2024, and brand-new appliances in 2025, providing peace of mind for the next owner. The remodeled kitchen and baths feature solid surface counters, while the oversized 1.5-car garage offers additional storage and convenience. Enjoy year-round comfort in the enclosed lanai with heat and air, making this home truly move-in ready and ideal for easy living. Residents enjoy access to top-tier amenities such as 3 fitness centers, tennis courts, covered pickleball courts, a clubhouse, 3 community pools, hospitals and golf cart-friendly pathways to nearby shopping. With all of these upgrades and community perks, this home truly offers resort-style living at an unbeatable value.

18. 2026-01-15
    listed $180,000 Active 914-char remark

    Show marketing remark (914 chars)

    Turnkey and beautifully maintained, this expanded Philadelphian villa offers 2 bedrooms and 2 baths with thoughtful updates throughout. Major systems include a roof replaced in 2018, HVAC in 2016, a new hot water heater installed March 2024, and brand-new appliances in 2025, providing peace of mind for the next owner. The remodeled kitchen and baths feature solid surface counters, while the oversized 1.5-car garage offers additional storage and convenience. Enjoy year-round comfort in the enclosed lanai with heat and air, making this home truly move-in ready and ideal for easy living. Residents enjoy access to top-tier amenities such as 3 fitness centers, tennis courts, covered pickleball courts, a clubhouse, 3 community pools, hospitals and golf cart-friendly pathways to nearby shopping. With all of these upgrades and community perks, this home truly offers resort-style living at an unbeatable value.

19. 1987-02-01
    soldstatus $58,900

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$602/yr (+$50/mo · 80.1%)

ⓘ 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 · 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: $19,034
• − Mortgage interest: −$9,131
• − Property taxes: −$751
• − Insurance: −$815
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − HOA: −$5,916
• − Depreciation: −$4,742
• Taxable loss: −$5,366
• Est. tax savings @ 24.0%: +$1,288
• After-tax cash flow: $-1,415/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: 26,397
• 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

+176.7% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $163,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 1987-02-01 Sold (Public Records) $58,900 Public Records

Property tax history

+6.5%/yr

Latest (2025): $751 · +42.9% YoY. Source: county tax records.