3802 NE 17th Street Cir · Ocala, FL 34470

$185,000

3 bd · 2.0 ba · 1,218 sqft · Condo public records · 181 Days on market

Built 1977 $152/sqft · 11% below area Est $207k · 11% under $175/mo HOA · 12% 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 +12.3/15.0
• Cash flow +9.9/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not miss this charming 3- bedroom, 2-bathroom split bedroom Villa with Fireplace on a corner lot. Full length Garden patio in the rear out through French doors. Enjoy morning coffee on the patio along with your favorite potted plants and decor. The primary suite includes a master bath recently remodeled and plenty of closet space. The kitchen has great potential with open space and is conveniently close to the garage making grocery trips easy. While the kitchen appliances work perfectly the space could benefit from updates to taste. Be sure to check out the great pool and the great outdoor entertainment area. This home is conveniently closely located to shopping, restaurants and entertainment venues. Everything you need just around the corner! HVAC replaced in 2024, water heater like new.

Key facts

• Master bath
• Primary suite
• Garden patio

Tags

• GARDEN PATIO
• FIREPLACE
• PRIMARY SUITE
• MASTER BATH
• OUTDOOR ENTERTAINMENT AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (18.5% below list).
• Recommended offer: $151k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Market conditions: Rents soft (-0.1%/yr); 294 active listings in the ZIP; 15 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).
• This rent runs 35% of the median local income ($52k/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 $6k 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 181 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; list at $185k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $150,773 (18.5% 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 181 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $206,968
• List price: $185,000
• Delta: -10.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.20×
• Total profit: $-41,650
• Equity at exit: $27,584

10-year hold

• IRR: -31.6%
• Equity multiple: -0.21×
• Total profit: $-62,574
• Equity at exit: $15,995

Cash invested: $51,800 (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 34470

• Home prices YoY: -27.6%
• Rents YoY: -0.1%
• Active inventory: 294
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$970
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$77
• HOA: −$175
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-115

Break-even live

Break-even rent $1,653

Max offer price $164,773

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1529 NE 39th Ave Ocala, FL	1.0–2.0	1.0	720	$1,290	$1.79	13d	12	0.18mi
1725 NE 36th Ave Ocala, FL	2.0–3.0	1.0–2.0	1186	$1,600	$1.35	13d	5	0.23mi
3651 NE 20th Pl Ocala, FL	2.0	1.5	1178	$1,350	$1.15	21d	1	0.24mi
2305 NE 40th Ave Ocala, FL	2.0	2.0	1110	$1,425	$1.28	13d	1	0.41mi
NE 21st St Ocala, FL	2.0	1.5	1178	$1,199	$1.02	21d	1	0.49mi
1312 NE 33rd Ave Ocala, FL	2.0	1.0	950	$1,499	$1.58	13d	1	0.61mi
3246 NE 7th Ln Ocala, FL	4.0	2.0	1421	$1,850	$1.30	13d	1	0.78mi
720 NE 30th Ave Unit 720-H Ocala, FL	2.0	1.0	945	$1,195	$1.26	21d	1	1.08mi
720 NE 30th Ave Unit 720-U Ocala, FL	2.0	1.0	945	$995	$1.05	21d	1	1.08mi
720 NE 30th Ave Unit 720-P Ocala, FL	2.0	1.0	945	$1,100	$1.16	21d	1	1.08mi
2935 NE 7th St #310 Ocala, FL	2.0	2.0	1146	$2,300	$2.01	13d	1	1.12mi
2701 NE 10th St #406 Ocala, FL	2.0	2.5	1200	$1,450	$1.21	13d	1	1.13mi
2701 NE 7th St Ocala, FL	1.0–3.0	1.0–2.0	998	$1,549	$1.55	13d	16	1.26mi
2620 NE 52nd Ct Silver Springs, FL	1.0–2.0	1.0–2.0	821	$1,499	$1.83	13d	6	1.40mi
411 NE 26th Ct Ocala, FL	2.0	1.0	1000	$1,299	$1.30	13d	1	1.42mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-15
   days on market $185,000 Active 181 DOM
2. 2026-06-14
   days on market $185,000 Active 179 DOM
3. 2026-06-13
   days on market $185,000 Active 178 DOM
4. 2026-06-10
   days on market $185,000 Active 176 DOM
5. 2026-06-09
   days on market $185,000 Active 175 DOM
6. 2026-06-08
   days on market $185,000 Active 174 DOM
7. 2026-06-07
   days on market $185,000 Active 173 DOM
8. 2026-06-03
   days on market $185,000 Active 169 DOM
9. 2026-06-02
   days on market $185,000 Active 168 DOM
10. 2026-05-31
    days on market $185,000 Active 166 DOM
11. 2026-05-30
    days on market $185,000 Active 165 DOM
12. 2025-12-16
    listed $185,000 Active 808-char remark

    Show marketing remark (808 chars)

    Do not miss this charming 3- bedroom, 2-bathroom split bedroom Villa with Fireplace on a corner lot. Full length Garden patio in the rear out through French doors. Enjoy morning coffee on the patio along with your favorite potted plants and decor. The primary suite includes a master bath recently remodeled and plenty of closet space. The kitchen has great potential with open space and is conveniently close to the garage making grocery trips easy. While the kitchen appliances work perfectly the space could benefit from updates to taste. Be sure to check out the great pool and the great outdoor entertainment area. This home is conveniently closely located to shopping, restaurants and entertainment venues. Everything you need just around the corner! HVAC replaced in 2024, water heater like new.

13. 2020-01-10
    soldstatus $109,500 159-char remark

    Show marketing remark (159 chars)

    Very nice ground floor 3 bedroom, 2 bath, 1 car garage patio home. Large great room with cathedral ceiling and fire place, split floor plan. Large patio area.

14. 2020-01-10
    soldstatus $109,500

    Show marketing remark (159 chars)

    Very nice ground floor 3 bedroom, 2 bath, 1 car garage patio home. Large great room with cathedral ceiling and fire place, split floor plan. Large patio area.

15. 2019-08-20
    listed $118,900 159-char remark

    Show marketing remark (159 chars)

    Very nice ground floor 3 bedroom, 2 bath, 1 car garage patio home. Large great room with cathedral ceiling and fire place, split floor plan. Large patio area.

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$535/yr (+$45/mo · 53.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,093
• − Mortgage interest: −$10,363
• − Property taxes: −$1,000
• − Insurance: −$925
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − HOA: −$2,100
• − Depreciation: −$5,382
• Taxable loss: −$4,572
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $-277/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

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,443
• Household income: $52,083
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 771.0

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 (71%)
• Race & ethnicity: White 71% Two or more races 12% Hispanic / Latino 12% Black 10% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 9%

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: ▼ -92.74%
• Current HPI: 242.686
• Rent YoY: ▼ -0.07%
• 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

+55.6% since first listed

4 events — show timeline

• 2025-12-16 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-10 Sold (Public Records) $109,500 Public Records
• 2020-01-10 Sold (MLS) $109,500 Stellar MLS as Distributed by MLS Grid
• 2019-08-20 Listed $118,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.2%/yr

Latest (2025): $1,000 · +2.7% YoY. Source: county tax records.