8525 SW 136th Loop · Marion Oaks, FL 34473

$230,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 198 Days on market

Built 2007 10,019 sqft lot $140/sqft · 21% below area Est $291k · 21% under $16/mo HOA · 1% 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).

• Cash flow +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a well kept 4/2 home in Timber walk Subdivision. Roof is brand new with all appliances in excellent working condition. House is located in a quiet and well desired neighborhood very close to all major shopping area and medical facilities. This house is well price to sell as owners are very motivated.

Key facts

• Brand new roof
• Quiet neighborhood
• 0.23 acre lot

Tags

• TIMBER WALK SUBDIVISION
• BRAND NEW ROOF
• QUIET NEIGHBORHOOD
• CLOSE TO SHOPPING AREA
• CLOSE TO MEDICAL FACILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (12.5% below list).
• Recommended offer: $201k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.8% in Marion Oaks — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (-0.7%/yr); 1355 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($72k/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 198 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,195 (12.5% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.87% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (median comp): $290,918
• List price: $230,000
• Delta: -20.94%
• 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
7985 SW 138th St	0.28mi	3/2.0	1,529 (-7%)	1mo	$290,000	$190	75
781 SW Marion Oaks Pass	0.51mi	3/2.0	1,614 (-2%)	3mo	$231,000	$143	71
13057 SW 85th Cir	0.65mi	3/2.0	1,599 (-2%)	1mo	$245,000	$153	65
13736 SW 81st Cir	0.39mi	4/2.0 (+1)	1,806 (+10%)	1mo	$269,990	$149	60
13145 SW 78th Cir	0.70mi	3/2.0	1,525 (-7%)	2mo	$275,000	$180	54
8807 SW 132nd Ln	0.57mi	3/2.0	1,487 (-9%)	5mo	$260,000	$175	54
8718 SW 139th Place Rd #29	0.27mi	4/2.0 (+1)	1,833 (+12%)	12mo	$277,770	$152	53
13897 SW 80th Ave	0.48mi	4/2.0 (+1)	1,751 (+7%)	11mo	$219,900	$126	52
13806 SW 80th Ct	0.73mi	4/2.0 (+1)	1,828 (+12%)	2mo	$329,990	$181	40
8025 SW Highway 484	0.70mi	3/2.0	1,435 (-12%)	8mo	$190,000	$132	40
8026 SW Hwy 484 #86	0.68mi	4/2.0 (+1)	1,833 (+12%)	8mo	$300,000	$164	37
13130 SW 78th Cir	0.70mi	4/2.0 (+1)	1,806 (+10%)	11mo	$255,000	$141	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.42×
• Total profit: $-37,623
• Equity at exit: $34,294

10-year hold

• IRR: -15.2%
• Equity multiple: 0.25×
• Total profit: $-48,475
• Equity at exit: $19,886

Cash invested: $64,400 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1355
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$96
• HOA: −$16
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $87

Break-even live

Break-even rent $1,901

Max offer price $230,000

Occupancy floor 91%

Sensitivity live

Price	-10% $218	-5% $152	+0% $87	+5% $22	+10% $-43
Rent	-10% $-72	-5% $8	+0% $87	+5% $167	+10% $246
Rate	-1.0pp $203	-0.5pp $146	base $87	+0.5pp $28	+1.0pp $-33

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8427 SW 136th St Ocala, FL	3.0	2.0	1762	$2,095	$1.19	21d	1	0.08mi
8398 SW 138th Pl Ocala, FL	3.0	2.0	1660	$1,900	$1.14	21d	1	0.17mi
8341 SW 135th Loop Ocala, FL	3.0	2.0	1623	$1,600	$0.99	21d	1	0.23mi
8713 SW 138th St Ocala, FL	3.0	2.0	1554	$1,950	$1.25	21d	1	0.30mi
13092 SW 84th Terrace Rd Ocala, FL	4.0	2.0	1800	$1,800	$1.00	21d	1	0.56mi
769 Marion Oaks Pass Ocala, FL	4.0	2.0	1696	$1,950	$1.15	14d	1	0.57mi
7883 SW 138th Street Rd Ocala, FL	4.0	3.0	1865	$2,125	$1.14	21d	1	0.59mi
8070 SW 131st Ln Ocala, FL	3.0	2.0	1642	$2,400	$1.46	14d	1	0.59mi
13033 SW 82nd Avenue Rd Ocala, FL	3.0	2.0	1413	$1,895	$1.34	14d	1	0.65mi
13130 SW 78th Cir Ocala, FL	4.0	2.0	1816	$1,900	$1.05	14d	1	0.69mi
12847 SW 84th Terrace Rd Ocala, FL	3.0	2.0	1393	$1,850	$1.33	21d	1	0.83mi
13215 SW 77th Ave Ocala, FL	3.0	2.0	1315	$1,800	$1.37	14d	1	0.89mi
8181 SW 128th Loop Ocala, FL	3.0	2.0	1402	$1,745	$1.24	14d	1	0.91mi
8934 SW 135th Street Rd Ocala, FL	4.0	2.5	1824	$2,200	$1.21	21d	1	1.01mi
14576 SW 75th Cir Ocala, FL	3.0	2.0	1936	$1,945	$1.00	14d	1	1.10mi
13101 SW 72nd Terrace Rd Ocala, FL	4.0	3.0	2088	$2,250	$1.08	14d	1	1.34mi
7060 SW 131st Loop Ocala, FL	4.0	2.0	1787	$1,899	$1.06	14d	1	1.35mi
7146 SW 134th St Ocala, FL	3.0	2.0	1733	$1,600	$0.92	21d	1	1.35mi
7052 SW 131st Loop Ocala, FL	3.0	2.0	1718	$1,550	$0.90	21d	1	1.41mi
7011 SW 136th Ln Ocala, FL	3.0	2.0	1670	$2,300	$1.38	14d	1	1.41mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 22 events

1. 2026-06-18
   days on market $230,000 Active 198 DOM
2. 2026-06-17
   days on market $230,000 Active 197 DOM
3. 2026-06-16
   days on market $230,000 Active 196 DOM
4. 2026-06-15
   days on market $230,000 Active 195 DOM
5. 2026-06-14
   days on market $230,000 Active 193 DOM
6. 2026-06-13
   days on market $230,000 Active 192 DOM
7. 2026-06-10
   days on market $230,000 Active 190 DOM
8. 2026-06-09
   days on market $230,000 Active 189 DOM
9. 2026-06-08
   days on market $230,000 Active 188 DOM
10. 2026-06-07
    pricedays on market $230,000 Active 187 DOM
11. 2026-06-03
    days on market $250,000 Active 183 DOM
12. 2026-06-02
    days on market $250,000 Active 182 DOM
13. 2026-05-31
    days on market $250,000 Active 180 DOM
14. 2026-05-30
    days on market $250,000 Active 179 DOM
15. 2025-12-02
    listed $250,000 Active 310-char remark

    Show marketing remark (310 chars)

    This is a well kept 4/2 home in Timber walk Subdivision. Roof is brand new with all appliances in excellent working condition. House is located in a quiet and well desired neighborhood very close to all major shopping area and medical facilities. This house is well price to sell as owners are very motivated.

16. 2020-03-04
    soldstatus $164,000
17. 2020-02-28
    soldstatus $164,000 230-char remark

    Show marketing remark (230 chars)

    Beautiful well maintained 4 bedroom 2 bath concrete block home with 2 car garage. Open floor plan with dining/family room. Eat in kitchen with pantry and breakfast bar. Inside laundry. Freshly painted exterior and new landscaping.

18. 2019-09-11
    listed $167,900 230-char remark

    Show marketing remark (230 chars)

    Beautiful well maintained 4 bedroom 2 bath concrete block home with 2 car garage. Open floor plan with dining/family room. Eat in kitchen with pantry and breakfast bar. Inside laundry. Freshly painted exterior and new landscaping.

19. 2017-05-01
    soldstatus $135,500
20. 2017-01-18
    listed $140,000
21. 2012-08-03
    historical
22. 2009-05-18
    listed $186,250

ⓘ 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: $2,209 · $184/mo
• Projected year-2 tax: $2,209 · $184/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 ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,143
• − Mortgage interest: −$12,884
• − Property taxes: −$2,209
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$192
• − Depreciation: −$6,691
• Taxable loss: −$2,845
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $1,732/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 — Marion Oaks

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+34.2% since first listed

8 events — show timeline

• 2025-12-02 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-04 Sold (Public Records) $164,000 Public Records
• 2020-02-28 Sold (MLS) $164,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-11 Listed $167,900 Stellar MLS as Distributed by MLS Grid
• 2017-05-01 Sold (MLS) $135,500 Stellar MLS as Distributed by MLS Grid
• 2017-01-18 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-05-18 Listed $186,250 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $2,209 · +7.3% YoY. Source: county tax records.