Tourmaline Plan · On Top of the World, FL 34474

$377,950

3 bd · 2.5 ba · 2,670 sqft · SingleFamily · 120 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The two-story Tourmaline plan greets guests with a charming covered entry. On the main floor, you'll find a private study and convenient powder room that can be optioned as an additional bedroom and bathroom. A spacious great room, a dining nook and a well-appointed kitchen featuring an island and center-meet doors leading onto a relaxing patio are also included. Upstairs, discover a laundry, a large loft, an elegant owner's suite boasting an immense walk-in closet and attached bath, and two secondary bedrooms with a shared bath. Personalize this plan with an alternate kitchen layout offering extra cabinets, a bedroom in lieu of the loft, an extended covered patio, and more!

Key facts

• Relaxing patio
• Covered entry
• Private study

Tags

• COVERED ENTRY
• PRIVATE STUDY
• GREAT ROOM
• DINING NOOK
• WELL-APPOINTED KITCHEN
• RELAXING PATIO

🏗️ New construction. The $377,950 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $426,651.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $378k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-548 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (19.6% below list).
• Recommended offer: $304k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.9% in On Top of the World — 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 F — 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 flat; 295 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $3,038/mo this rent would consume 56% of the median local household income ($65k/yr) (locally 1062% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 120 days — a 9% lower offer ($344k) is reasonable based on typical stale-listing flexibility.

Recommended offer $303,826 (19.6% 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 120 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $426,651
• List price: $377,950
• Delta: -11.41%
• 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
5878 SW 77th Ct	0.12mi	4/3.0 (+1)	2,671 (0%)	15mo	$457,280	$171	75
5940 SW 73rd Ter	0.40mi	4/3.0 (+1)	2,671 (0%)	12mo	$470,385	$176	64
7389 SW 56th Place SW 56th Pl	0.46mi	3/3.0	2,818 (+6%)	8mo	$520,000	$185	60
7884 SW 59th St	0.11mi	4/3.0 (+1)	2,962 (+11%)	15mo	$466,000	$157	57
7544 SW 56th Pl	0.32mi	4/4.0 (+1)	2,805 (+5%)	14mo	$473,745	$169	54
7794 SW 55th Ln	0.27mi	4/2.5 (+1)	2,480 (-7%)	20mo	$465,080	$188	54
5782 SW 78th Avenue Rd	0.18mi	4/2.5 (+1)	2,420 (-9%)	23mo	$387,385	$160	52
6016 SW 84th Ter	0.68mi	3/3.5	2,808 (+5%)	5mo	$639,950	$228	51
5874 SW 84th Ter	0.68mi	3/3.0	2,483 (-7%)	10mo	$686,260	$276	46
7422 SW 57th Pl	0.39mi	4/3.0 (+1)	2,336 (-12%)	10mo	$363,450	$156	45
7381 SW 57th Pl	0.44mi	4/3.0 (+1)	2,336 (-12%)	10mo	$391,140	$167	43
5794 SW 84th Ter	0.72mi	2/2.5 (-1)	2,269 (-15%)	8mo	$536,450	$236	30

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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -28.9%
• Equity multiple: 0.06×
• Total profit: $-112,567
• Equity at exit: $63,615

10-year hold

• IRR: -45.7%
• Equity multiple: -0.47×
• Total profit: $-175,951
• Equity at exit: $36,889

Cash invested: $119,462 (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: 10.4×

Monthly cashflow live

• Estimated rent: $3,038 medium
• Mortgage (P&I): −$2,237
• Tax est. 1.5%: −$533 /mo · $6,400/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-548

Break-even live

Break-even rent $3,732

Max offer price $347,316

Occupancy floor —

Sensitivity live

Price	-10% $-253	-5% $-401	+0% $-548	+5% $-696	+10% $-843
Rent	-10% $-788	-5% $-668	+0% $-548	+5% $-428	+10% $-308
Rate	-1.0pp $-333	-0.5pp $-440	base $-548	+0.5pp $-659	+1.0pp $-771

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: $106,663
• Closing costs: $12,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7604 SW 63rd Lane Rd Ocala, FL	3.0	2.0	1856	$1,999	$1.08	22d	1	0.35mi
5475 SW 87th Ter Ocala, FL	3.0	3.5	3007	$7,000	$2.33	14d	1	0.95mi
5936 SW 90th Court Rd Ocala, FL	3.0	1.5	2483	$2,995	$1.21	14d	1	1.04mi

Listing history 15 events

1. 2026-06-18
   days on market $377,950 Active 120 DOM
2. 2026-06-17
   days on market $377,950 Active 119 DOM
3. 2026-06-16
   days on market $377,950 Active 118 DOM
4. 2026-06-15
   days on market $377,950 Active 117 DOM
5. 2026-06-14
   days on market $377,950 Active 115 DOM
6. 2026-06-13
   days on market $377,950 Active 114 DOM
7. 2026-06-10
   days on market $377,950 Active 112 DOM
8. 2026-06-09
   days on market $377,950 Active 111 DOM
9. 2026-06-08
   days on market $377,950 Active 110 DOM
10. 2026-06-07
    days on market $377,950 Active 109 DOM
11. 2026-06-03
    days on market $377,950 Active 105 DOM
12. 2026-06-02
    days on market $377,950 Active 104 DOM
13. 2026-05-31
    days on market $377,950 Active 102 DOM
14. 2026-05-30
    days on market $377,950 Active 101 DOM
15. 2026-02-18
    listed $377,950 Active 683-char remark

    Show marketing remark (683 chars)

    The two-story Tourmaline plan greets guests with a charming covered entry. On the main floor, you'll find a private study and convenient powder room that can be optioned as an additional bedroom and bathroom. A spacious great room, a dining nook and a well-appointed kitchen featuring an island and center-meet doors leading onto a relaxing patio are also included. Upstairs, discover a laundry, a large loft, an elegant owner's suite boasting an immense walk-in closet and attached bath, and two secondary bedrooms with a shared bath. Personalize this plan with an alternate kitchen layout offering extra cabinets, a bedroom in lieu of the loft, an extended covered patio, and more!

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

Taxation est. · year 1

• Rental income: $36,459
• − Mortgage interest: −$23,899
• − Property taxes: −$6,400
• − Insurance: −$2,133
• − Repairs & maintenance: −$2,917
• − Management: −$2,917
• − Depreciation: −$12,412
• Taxable loss: −$14,218
• Est. tax savings @ 24.0%: +$3,412
• After-tax cash flow: $-3,167/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 · 2 photos

Good 80/100 Cosmetic rehab

The home is in good condition with a good exterior and interior. It has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The home has a good curb appeal and landscaping. The highest-ROI updates would be painting the exterior and interior, landscaping improvements, upgrading the kitchen appliances, and upgrading the bathrooms with modern fixtures.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can enhance the home's appeal and attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can enhance the home's appeal and attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — On Top of the World

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

Census & demographics

• County: Marion County · 315,796 people
• City population: 25,668
• 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

1 event — show timeline

• 2026-02-18 Listed $377,950 Zillow