13646 SE 91st Ct · Belleview, FL 34491

$235,000

2 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 136 Days on market

Built 1998 8,712 sqft lot $163/sqft · 23% below area Est $306k · 23% under $211/mo HOA · 11% 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 +9.2/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and priced to sell at $235K! This well-maintained 2-bedroom, 2-bath home with a 2-car garage is located in the highly sought-after 55+ active adult community of Del Webb Spruce Creek Golf & Country Club. The split-bedroom floor plan offers excellent natural light and offers a formal living room, an eat-in kitchen with plenty of cabinet and counter space, inside laundry room, and a spacious Florida room accessible from both the primary suite and the dining area. The generous primary suite features dual closets, while the ensuite bath offers double sinks and a large shower. A new roof (2023) provides peace of mind for years to come. Enjoy the beautifully landscaped lot which provides added privacy in the rear. Spruce Creek Golf & Country Club is a stunning, golf-cart-friendly community offering an impressive list of amenities including four 9-hole golf courses, tennis, pickleball, shuffleboard, billiards, computer room, indoor and outdoor pools, hot tubs, dog park, and a scenic nature trail. With 70+ clubs and activities, there truly is something for everyone. Enjoy the convenience of nearby shopping and medical facilities, all while being just a quick 13-minute drive to The Villages. Schedule your tour today. This IS the one!

Key facts

• Eat in kitchen
• Formal living room
• Well maintained

Tags

• MOVE IN READY
• WELL MAINTAINED
• SPLIT BEDROOM FLOOR PLAN
• FORMAL LIVING ROOM
• EAT IN KITCHEN
• INSIDE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (17.0% below list).
• Recommended offer: $195k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#458 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• 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: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: 713 active listings in the ZIP; 4 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 35% of the median local income ($67k/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 $7k 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 136 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $195,078 (17.0% 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 136 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 10.0

CMA / ARV

• ARV (median comp): $306,279
• List price: $235,000
• Delta: -23.27%
• 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
8814 SE 136th Pl	0.28mi	2/2.0	1,346 (-7%)	1mo	$240,000	$178	75
13655 SE 90th Ct	0.07mi	2/2.0	1,604 (+11%)	5mo	$249,900	$156	74
13516 SE 87th Cir	0.47mi	2/2.0	1,575 (+9%)	6mo	$290,000	$184	58
8601 SE 133rd St	0.60mi	2/2.0	1,346 (-7%)	4mo	$235,000	$175	57
8671 SE 133rd St	0.54mi	2/2.0	1,575 (+9%)	4mo	$320,000	$203	56
8689 SE 141st Street Rd	0.53mi	2/2.0	1,356 (-6%)	11mo	$225,000	$166	56
13161 SE 93rd Terrace Rd	0.57mi	3/2.0 (+1)	1,581 (+9%)	9mo	$274,900	$174	45
8779 SE 141st Lane Rd	0.58mi	2/2.0	1,627 (+12%)	10mo	$320,000	$197	44
13170 SE 92nd Court Rd	0.57mi	2/2.0	1,272 (-12%)	11mo	$295,000	$232	44
8617 SE 141st Street Rd	0.62mi	2/2.0	1,238 (-14%)	6mo	$210,000	$170	42
8670 SE 141st Pl	0.56mi	2/2.0	1,238 (-14%)	10mo	$210,000	$170	41
13860 SE 97th Ave	0.62mi	2/2.0	1,654 (+14%)	9mo	$325,000	$196	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-49,195
• Equity at exit: $35,039

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-56,911
• Equity at exit: $20,319

Cash invested: $65,800 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 713
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,951 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$98
• HOA: −$211
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-176

Break-even live

Break-even rent $2,173

Max offer price $203,930

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-109	+0% $-176	+5% $-242	+10% $-309
Rent	-10% $-330	-5% $-253	+0% $-176	+5% $-99	+10% $-22
Rate	-1.0pp $-58	-0.5pp $-116	base $-176	+0.5pp $-237	+1.0pp $-299

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13421 SE 92nd Court Rd Summerfield, FL	2.0	2.0	1374	$1,800	$1.31	23d	1	0.36mi
9375 SE 134th St Summerfield, FL	2.0	2.0	1284	$2,300	$1.79	23d	1	0.48mi
9484 SE 124th Loop Summerfield, FL	2.0	2.0	1475	$1,949	$1.32	23d	1	1.34mi
12495 SE 100th Ave Belleview, FL	3.0	2.0	1568	$1,850	$1.18	15d	1	1.46mi

HOA detail

• Monthly dues: $211 · $2,532/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-22
   days on market $235,000 Active 136 DOM
2. 2026-06-18
   status $235,000 Active 133 DOM
3. 2026-06-13
   statusdays on market $235,000 Pending 133 DOM
4. 2026-06-10
   days on market $235,000 Active 131 DOM
5. 2026-06-09
   days on market $235,000 Active 130 DOM
6. 2026-06-08
   days on market $235,000 Active 129 DOM
7. 2026-06-07
   days on market $235,000 Active 128 DOM
8. 2026-06-03
   days on market $235,000 Active 124 DOM
9. 2026-06-02
   days on market $235,000 Active 123 DOM
10. 2026-05-31
    days on market $235,000 Active 121 DOM
11. 2026-05-30
    days on market $235,000 Active 120 DOM
12. 2026-03-28
    price $235,000 1270-char remark

    Show marketing remark (1270 chars)

    Move-in ready and priced to sell at $235K! This well-maintained 2-bedroom, 2-bath home with a 2-car garage is located in the highly sought-after 55+ active adult community of Del Webb Spruce Creek Golf & Country Club. The split-bedroom floor plan offers excellent natural light and offers a formal living room, an eat-in kitchen with plenty of cabinet and counter space, inside laundry room, and a spacious Florida room accessible from both the primary suite and the dining area. The generous primary suite features dual closets, while the ensuite bath offers double sinks and a large shower. A new roof (2023) provides peace of mind for years to come. Enjoy the beautifully landscaped lot which provides added privacy in the rear. Spruce Creek Golf & Country Club is a stunning, golf-cart-friendly community offering an impressive list of amenities including four 9-hole golf courses, tennis, pickleball, shuffleboard, billiards, computer room, indoor and outdoor pools, hot tubs, dog park, and a scenic nature trail. With 70+ clubs and activities, there truly is something for everyone. Enjoy the convenience of nearby shopping and medical facilities, all while being just a quick 13-minute drive to The Villages. Schedule your tour today. This IS the one!

13. 2026-03-12
    price $244,900 1270-char remark

    Show marketing remark (1270 chars)

    Move-in ready and priced to sell at $235K! This well-maintained 2-bedroom, 2-bath home with a 2-car garage is located in the highly sought-after 55+ active adult community of Del Webb Spruce Creek Golf & Country Club. The split-bedroom floor plan offers excellent natural light and offers a formal living room, an eat-in kitchen with plenty of cabinet and counter space, inside laundry room, and a spacious Florida room accessible from both the primary suite and the dining area. The generous primary suite features dual closets, while the ensuite bath offers double sinks and a large shower. A new roof (2023) provides peace of mind for years to come. Enjoy the beautifully landscaped lot which provides added privacy in the rear. Spruce Creek Golf & Country Club is a stunning, golf-cart-friendly community offering an impressive list of amenities including four 9-hole golf courses, tennis, pickleball, shuffleboard, billiards, computer room, indoor and outdoor pools, hot tubs, dog park, and a scenic nature trail. With 70+ clubs and activities, there truly is something for everyone. Enjoy the convenience of nearby shopping and medical facilities, all while being just a quick 13-minute drive to The Villages. Schedule your tour today. This IS the one!

14. 2026-01-30
    listed $249,900 Active 1270-char remark

    Show marketing remark (1270 chars)

    Move-in ready and priced to sell at $235K! This well-maintained 2-bedroom, 2-bath home with a 2-car garage is located in the highly sought-after 55+ active adult community of Del Webb Spruce Creek Golf & Country Club. The split-bedroom floor plan offers excellent natural light and offers a formal living room, an eat-in kitchen with plenty of cabinet and counter space, inside laundry room, and a spacious Florida room accessible from both the primary suite and the dining area. The generous primary suite features dual closets, while the ensuite bath offers double sinks and a large shower. A new roof (2023) provides peace of mind for years to come. Enjoy the beautifully landscaped lot which provides added privacy in the rear. Spruce Creek Golf & Country Club is a stunning, golf-cart-friendly community offering an impressive list of amenities including four 9-hole golf courses, tennis, pickleball, shuffleboard, billiards, computer room, indoor and outdoor pools, hot tubs, dog park, and a scenic nature trail. With 70+ clubs and activities, there truly is something for everyone. Enjoy the convenience of nearby shopping and medical facilities, all while being just a quick 13-minute drive to The Villages. Schedule your tour today. This IS the one!

15. 2008-03-13
    historical
16. 2007-09-15
    listed $188,500

ⓘ 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: $2,109 · $176/mo
• Projected year-2 tax: $2,109 · $176/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 9/10 Extreme 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,409
• − Mortgage interest: −$13,164
• − Property taxes: −$2,109
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − HOA: −$2,532
• − Depreciation: −$6,836
• Taxable loss: −$6,152
• Est. tax savings @ 24.0%: +$1,476
• After-tax cash flow: $-634/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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 19,167
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 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: ▼ -107.67%
• Current HPI: 200.0792
• 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

+24.7% since first listed

5 events — show timeline

• 2026-03-28 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $244,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2008-03-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-09-15 Listed $188,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $2,109 · +13.0% YoY. Source: county tax records.