3151 NW 44th Ave #56 · Ocala, FL 34482

$89,999

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 195 Days on market

Manufactured home Built 2025 Excellent condition $72/sqft · 36% below area Est $140k · 36% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.8

Listing remarks MLS

Brand New Skyline Home - "The Cypress"Introducing The Cypress by Skyline-an elegant 2 bedroom, 2 bathroom home featuring a charming half porch, perfect for enjoying your morning coffee or evening breeze. Price Includes: Full set-up, A/C & heat, carport, skirting, driveway, and storage shed-everything you need to move right in. Home Features: Screened Front Porch Attached Carport Open Floor Plan Stainless Steel Appliances Ceiling Fans Recessed Lighting Tray Ceiling Irrigated Landscaping Concrete Stairs Built on Shed HVAC Secure your new home today with a fully refundable $5,000 deposit!Note: Photos are builder renderings and may vary based on the selected floor plan.

Key facts

• Screened front porch
• Open floor plan
• Attached carport

Tags

• SCREENED FRONT PORCH
• ATTACHED CARPORT
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• CEILING FANS
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 4.2% in Ocala — 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 69/100 on livability (#476 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: Howard Middle School (math 47% / reading 50%, grade C-, #274 of 571 statewide, top 50%, 980 students, 60% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents rising fast (+11.1%/yr); 975 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $622 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 + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.98% ✓
• Cap rate: 16.78%
• Cash-on-cash: 37.46%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $140,000
• List price: $89,999
• Delta: -35.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1913 NW 50th Cir	1.25mi	2/2.0	1,182 (-5%)	0mo	$168,000	$142	56
5255 NW 33rd Pl	1.23mi	2/2.0	1,318 (+6%)	1mo	$204,000	$155	55
5143 NW 18th St	1.38mi	2/2.0	1,165 (-7%)	1mo	$220,000	$189	53
1915 NW 50th Cir	1.25mi	2/2.0	1,182 (-5%)	4mo	$200,000	$169	53
4504 NW 32nd St	0.49mi	3/2.0 (+1)	1,524 (+22%)	1mo	$225,000	$148	46
5046 NW 21st Loop	1.24mi	2/2.0	1,378 (+10%)	3mo	$205,000	$149	45
4634 NW 35th St	0.71mi	2/2.0	1,080 (-14%)	0mo	$175,000	$162	44
3332 NW 50th Ct	1.07mi	3/2.0 (+1)	1,365 (+9%)	3mo	$205,000	$150	42
3947 NW 46th Ter	0.93mi	2/2.0	1,454 (+16%)	2mo	$220,000	$151	38
2230 NW 23rd Loop	1.45mi	3/2.0 (+1)	1,415 (+13%)	2mo	$254,150	$180	36
4019 NW 44th Cir	0.95mi	3/2.0 (+1)	1,504 (+20%)	3mo	$249,990	$166	33
4972 NW 31st St	0.93mi	3/2.0 (+1)	1,476 (+18%)	4mo	$255,900	$173	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 2.62×
• Total profit: $40,783
• Equity at exit: $13,419

10-year hold

• IRR: 45.0%
• Equity multiple: 6.47×
• Total profit: $137,751
• Equity at exit: $7,781

Cash invested: $25,200 (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 →

Active competition Active MLS

• For sale now: 32 active
• Median asking: $89,999 ($72/sqft)
• Median days on market: 195 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +55.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34482

• Rents YoY: 11.1%
• Active inventory: 975
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $720

Break-even live

Break-even rent $871

Max offer price $89,999

Occupancy floor 55%

Sensitivity live

Price	-10% $782	-5% $751	+0% $720	+5% $689	+10% $658
Rent	-10% $579	-5% $650	+0% $720	+5% $791	+10% $861
Rate	-1.0pp $766	-0.5pp $743	base $720	+0.5pp $697	+1.0pp $673

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2351 NW 46th Court Rd Ocala, FL	3.0	2.0	1393	$1,349	$0.97	43d	1	0.80mi
1911 NW 46 Ave #291 Ocala, FL	3.0	2.0	1456	$1,675	$1.15	10d	1	1.02mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	162d	1	1.18mi
3339 NW 52nd Avenue Rd Ocala, FL	2.0	2.0	1318	$4,500	$3.41	10d	1	1.18mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	162d	1	1.21mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	162d	1	1.22mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$1,785	$1.53	10d	1	1.23mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	10d	1	1.23mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	10d	1	1.23mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	162d	1	1.29mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$3,800	$3.58	10d	1	1.29mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	154d	1	1.29mi
5329 NW 34th St Ocala, FL	2.0	2.0	1318	$2,800	$2.12	22d	1	1.30mi
5329 NW 34th St Ocala, FL	2.0	2.0	1318	$2,800	$2.12	10d	1	1.30mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	162d	1	1.31mi
5353 U.S. 27 Unit 1004 Ocala, FL	2.0	2.0	1211	$1,916	$1.58	12d	1	1.32mi
8115 NW 45th Ct Ocala, FL	3.0	2.0	1429	$1,950	$1.36	10d	1	1.40mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,500	$1.90	51d	1	1.40mi

Listing history 14 events

1. 2026-06-17
   days on market $89,999 Active 195 DOM
2. 2026-06-16
   days on market $89,999 Active 194 DOM
3. 2026-06-15
   days on market $89,999 Active 193 DOM
4. 2026-06-14
   days on market $89,999 Active 191 DOM
5. 2026-06-13
   days on market $89,999 Active 190 DOM
6. 2026-06-10
   days on market $89,999 Active 188 DOM
7. 2026-06-09
   days on market $89,999 Active 187 DOM
8. 2026-06-08
   days on market $89,999 Active 186 DOM
9. 2026-06-07
   days on market $89,999 Active 185 DOM
10. 2026-06-03
    days on market $89,999 Active 181 DOM
11. 2026-06-02
    days on market $89,999 Active 180 DOM
12. 2026-05-31
    days on market $89,999 Active 178 DOM
13. 2026-05-30
    days on market $89,999 Active 177 DOM
14. 2025-12-04
    listed $89,999 Active 704-char remark

    Show marketing remark (704 chars)

    Brand New Skyline Home - "The Cypress"Introducing The Cypress by Skyline-an elegant 2 bedroom, 2 bathroom home featuring a charming half porch, perfect for enjoying your morning coffee or evening breeze. Price Includes: Full set-up, A/C & heat, carport, skirting, driveway, and storage shed-everything you need to move right in. Home Features: Screened Front Porch Attached Carport Open Floor Plan Stainless Steel Appliances Ceiling Fans Recessed Lighting Tray Ceiling Irrigated Landscaping Concrete Stairs Built on Shed HVAC Secure your new home today with a fully refundable $5,000 deposit!Note: Photos are builder renderings and may vary based on the selected floor plan.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $21,398
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$2,618
• Taxable income: $7,717
• Est. tax owed @ 24.0%: −$1,852
• After-tax cash flow: $6,791/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This home is move-in ready with excellent condition and modern features. Minor exterior painting and landscaping improvements would further enhance its value.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add smart home features — Improves convenience and marketability ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary College Park Elementary School F FL #1,437/2,144 Nat'l #18,859/41,679 Middle Howard Middle School C- FL #274/571 Nat'l #3,846/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

Livability — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 365,905 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 8% of renters

---

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

1 event — show timeline

• 2025-12-04 Listed $89,999 Zillow