5930 SW 61st Pl · Ocala, FL 34474

$119,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 160 Days on market

Built 1981 10,019 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Awesome SW Ocala location. Shopping, restaurants & doctors within minutes. About 3 miles to I-75. This home has a HUGE living room, Large bedrooms, dining room with built-in cabinets/ hutch, inside laundry. Huge Carport, covered porch & a storage room under the carport! Newer HVAC (2018) & Roof (2018)

Key facts

• Covered porch
• 3 miles to i-75
• Huge living room

Tags

• 3 MILES TO I-75
• HUGE LIVING ROOM
• INSIDE LAUNDRY
• HUGE CARPORT
• COVERED PORCH
• STORAGE ROOM UNDER CARPORT

Property features AI

Finance

• Other: Approx. 0.23 acre lot (0 to less than 1/4 acre)
• HOA & community: No HOA/association indicated

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured double-wide home; One level; North-facing
• Construction: Metal siding; Shingle roof; Pillar/post/pier foundation; Completed condition; Built as a double wide
• Exterior features: Private mailbox; Storage; Cleared lot; Paved access; Asphalt road frontage

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 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: Rents flat; 295 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $829 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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (14%) 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $5,359
• Equity at exit: $17,877

10-year hold

• IRR: 10.9%
• Equity multiple: 1.74×
• Total profit: $24,956
• Equity at exit: $10,367

Cash invested: $33,572 (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 34474

• Home prices YoY: -28.4%
• Rents YoY: 0.1%
• Active inventory: 295
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$629
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $460

Break-even live

Break-even rent $1,018

Max offer price $119,900

Occupancy floor 66%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6150 SW 60th Ave Ocala, FL	2.0	2.0	1170	$1,520	$1.30	13d	19	0.16mi
5101 SW 60th Street Rd Ocala, FL	1.0–3.0	1.0–2.0	1228	$1,713	$1.39	13d	28	0.76mi
4820 SW 48th Ave Ocala, FL	1.0–3.0	1.0–2.0	1149	$1,864	$1.62	13d	34	1.16mi
5697 SW 49th Rd Ocala, FL	1.0–3.0	1.0–2.0	1016	$1,619	$1.59	13d	17	1.33mi
4401 SW 52nd Cir Unit 101 Ocala, FL	2.0	2.0	1490	$1,600	$1.07	21d	1	1.39mi
4480 SW 49th Ave Unit 1 Ocala, FL	2.0	2.5	1134	$1,550	$1.37	13d	1	1.41mi
4535 SW 54th Street Rd Ocala, FL	1.0–3.0	1.0–2.0	1024	$1,834	$1.79	13d	37	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $119,900 Active 160 DOM
2. 2026-06-17
   pricedays on market $119,900 Active 159 DOM
3. 2026-06-16
   days on market $124,900 Active 158 DOM
4. 2026-06-15
   days on market $124,900 Active 157 DOM
5. 2026-06-14
   days on market $124,900 Active 155 DOM
6. 2026-06-13
   days on market $124,900 Active 154 DOM
7. 2026-06-10
   days on market $124,900 Active 152 DOM
8. 2026-06-09
   days on market $124,900 Active 151 DOM
9. 2026-06-08
   days on market $124,900 Active 150 DOM
10. 2026-06-07
    days on market $124,900 Active 149 DOM
11. 2026-06-03
    days on market $124,900 Active 145 DOM
12. 2026-06-02
    days on market $124,900 Active 144 DOM
13. 2026-05-31
    days on market $124,900 Active 142 DOM
14. 2026-05-30
    days on market $124,900 Active 141 DOM
15. 2026-05-19
    status Active
16. 2026-05-01
    status Pending
17. 2026-04-27
    status Active
18. 2026-04-06
    status Pending
19. 2026-03-07
    price $124,900
20. 2026-01-19
    price $135,900
21. 2025-12-02
    listed $139,900 Active
22. 2023-10-14
    historical $1,395
23. 2023-09-27
    listed $1,395

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,504 · $125/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,198
• − Mortgage interest: −$6,716
• − Property taxes: −$1,504
• − Insurance: −$600
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,488
• Taxable income: $3,818
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $4,601/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): 20,258
• Household income: $65,291
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 1062.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 25% Black 13% Two or more races 8% Asian 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% Other Indo-European 4% Vietnamese 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: ▼ -78.16%
• Current HPI: 196.5607
• Rent YoY: ▲ 0.12%
• 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

+8853.4% since first listed

9 events — show timeline

• 2026-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Price Changed $135,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-14 Rental Removed $1,395 STELLARMLS
• 2023-09-27 Listed for Rent $1,395 STELLARMLS

Property tax history

+14.5%/yr

Latest (2025): $1,504 · +17.9% YoY. Source: county tax records.