6937 SE 23rd Ave · Ocala, FL 34480

$219,900

2 bd · 2.0 ba · 1,226 sqft · SingleFamily public records · 177 Days on market

Built 2025 5,663 sqft lot $179/sqft · 11% below area Est $247k · 11% under

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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 +12.4/15.0
• Cash flow +11.0/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UP to $5000 seller's concessions. PICTURES are of the house next door that is staged. Same exact floor plan. This beautifully designed new one-story home features 3 bedrooms and 2 bathrooms. The open floor plan offers a spacious living area, while the primary suite boasts a generous walk-in closet. Step outside to a charming backyard, perfect for relaxing or entertaining. Ideally located near shopping, schools, and a variety of restaurants, this home combines style, comfort, and convenience.

Key facts

• Open floor plan
• One story home
• Charming backyard

Tags

• ONE STORY HOME
• OPEN FLOOR PLAN
• GENEROUS WALK-IN CLOSET
• CHARMING BACKYARD
• IDEALLY LOCATED NEAR SHOPPING
• VARIETY OF RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (31.3% below list).
• Recommended offer: $151k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.1% 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: Shady Hill Elementary School (math 69% / reading 53%, grade B, #653 of 2,144 statewide, top 31%, 643 students, 56% FRL); Belleview Middle School (math 49% / reading 50%, grade C, #259 of 571 statewide, top 46%, 1,573 students, 60% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 350 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

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 177 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $220k implies a 2035% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,011 (31.3% 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 177 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 0.69% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

• ARV (median comp): $246,641
• List price: $219,900
• Delta: -10.84%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6141 SE 19th Ct	0.65mi	3/2.0 (+1)	1,300 (+6%)	20mo	$265,000	$204	38
6100 SE 22nd Ave	0.61mi	2/1.0	1,104 (-10%)	18mo	$168,250	$152	36

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 · 2.84% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-46,016
• Equity at exit: $32,788

10-year hold

• IRR: -15.8%
• Equity multiple: 0.12×
• Total profit: $-54,344
• Equity at exit: $19,013

Cash invested: $61,572 (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 34480

• Home prices YoY: -28.7%
• Rents YoY: 2.8%
• Active inventory: 350
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-158

Break-even live

Break-even rent $1,710

Max offer price $192,000

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-96	+0% $-158	+5% $-220	+10% $-545
Rent	-10% $-277	-5% $-218	+0% $-158	+5% $-98	+10% $-39
Rate	-1.0pp $-47	-0.5pp $-102	base $-158	+0.5pp $-215	+1.0pp $-273

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6851 SE 23rd Ave Ocala, FL	3.0	2.0	1200	$1,550	$1.29	23d	1	0.03mi
3851 SE 66th Pl Ocala, FL	3.0	2.0	1109	$1,575	$1.42	23d	1	1.34mi

Listing history 24 events

1. 2026-06-15
   days on market $219,900 Active 177 DOM
2. 2026-06-14
   days on market $219,900 Active 175 DOM
3. 2026-06-13
   days on market $219,900 Active 174 DOM
4. 2026-06-10
   days on market $219,900 Active 172 DOM
5. 2026-06-09
   days on market $219,900 Active 171 DOM
6. 2026-06-08
   days on market $219,900 Active 170 DOM
7. 2026-06-07
   days on market $219,900 Active 169 DOM
8. 2026-06-03
   days on market $219,900 Active 165 DOM
9. 2026-06-02
   days on market $219,900 Active 164 DOM
10. 2026-05-31
    days on market $219,900 Active 162 DOM
11. 2026-05-30
    days on market $219,900 Active 161 DOM
12. 2026-04-08
    price $219,900 496-char remark

    Show marketing remark (496 chars)

    UP to $5000 seller's concessions. PICTURES are of the house next door that is staged. Same exact floor plan. This beautifully designed new one-story home features 3 bedrooms and 2 bathrooms. The open floor plan offers a spacious living area, while the primary suite boasts a generous walk-in closet. Step outside to a charming backyard, perfect for relaxing or entertaining. Ideally located near shopping, schools, and a variety of restaurants, this home combines style, comfort, and convenience.

13. 2026-02-11
    price $227,500 496-char remark

    Show marketing remark (496 chars)

    UP to $5000 seller's concessions. PICTURES are of the house next door that is staged. Same exact floor plan. This beautifully designed new one-story home features 3 bedrooms and 2 bathrooms. The open floor plan offers a spacious living area, while the primary suite boasts a generous walk-in closet. Step outside to a charming backyard, perfect for relaxing or entertaining. Ideally located near shopping, schools, and a variety of restaurants, this home combines style, comfort, and convenience.

14. 2025-12-20
    listed $235,000 Active 496-char remark

    Show marketing remark (496 chars)

    UP to $5000 seller's concessions. PICTURES are of the house next door that is staged. Same exact floor plan. This beautifully designed new one-story home features 3 bedrooms and 2 bathrooms. The open floor plan offers a spacious living area, while the primary suite boasts a generous walk-in closet. Step outside to a charming backyard, perfect for relaxing or entertaining. Ideally located near shopping, schools, and a variety of restaurants, this home combines style, comfort, and convenience.

15. 2025-12-10
    historical
16. 2025-09-16
    status Active
17. 2025-08-26
    historical
18. 2025-07-20
    price $249,000
19. 2025-06-11
    price $256,000
20. 2025-06-04
    status Active
21. 2025-05-31
    historical
22. 2025-04-11
    price $262,000
23. 2025-02-07
    listed $272,000 Active
24. 2020-04-27
    soldstatus $10,300

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$1,349/yr (+$112/mo · 283.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,121
• − Mortgage interest: −$12,318
• − Property taxes: −$476
• − Insurance: −$1,897
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$6,397
• Taxable loss: −$5,866
• Est. tax savings @ 24.0%: +$1,408
• After-tax cash flow: $-487/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 — 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 · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 23,517
• Household income: $77,557
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 169.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 11% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 2% Dominican 2%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 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: ▼ -85.60%
• Current HPI: 212.4262
• Rent YoY: ▲ 2.84%
• 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

+2035.0% since first listed

13 events — show timeline

• 2026-04-08 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $227,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-20 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-20 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Price Changed $256,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-11 Price Changed $262,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-07 Listed $272,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-27 Sold (Public Records) $10,300 Public Records

Property tax history

+10.3%/yr

Latest (2025): $476 · +143.6% YoY. Source: county tax records.