Tourmaline Plan · Ocala, FL 34474

$334,950

3 bd · 2.5 ba · 2,670 sqft · SingleFamily · 38 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
• Schools +4.7/10.0
• Cash flow +4.4/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

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
• Spacious great room
• Large loft

Tags

• PRIVATE STUDY
• SPACIOUS GREAT ROOM
• DINING NOOK
• WELL-APPOINTED KITCHEN
• RELAXING PATIO
• LARGE LOFT

🏗️ New construction. The $334,950 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $449,745.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (27.3% below list).
• Recommended offer: $244k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 4.2% in Ocala — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Saddlewood Elementary School (math 62% / reading 54%, grade C+, #751 of 2,144 statewide, top 36%, 917 students, 58% FRL); Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 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; 457 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 45% of the median local income ($65k/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 $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 38 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Recommended offer $243,539 (27.3% 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 38 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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: 0.54% ✗
• Cap rate: 3.13%
• Cash-on-cash: -11.28%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $449,745
• List price: $334,950
• Delta: -25.52%
• 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
7732 SW 59th Ln	0.08mi	4/3.0 (+1)	2,645 (-1%)	2mo	$475,000	$180	86
7687 SW 63rd Place Rd	0.23mi	4/3.0 (+1)	2,881 (+8%)	5mo	$410,000	$142	65
7526 SW 65th Place Rd	0.52mi	4/3.0 (+1)	2,784 (+4%)	5mo	$510,000	$183	58
5953 SW 82nd Terrace Rd	0.48mi	3/3.0	2,483 (-7%)	8mo	$475,000	$191	57
6208 SW 82nd Terrace Rd	0.62mi	3/3.5	2,808 (+5%)	2mo	$533,100	$190	56
6262 SW 83rd Ter	0.63mi	3/3.0	2,483 (-7%)	1mo	$534,772	$215	56
6237 SW 71st Terrace Rd	0.67mi	4/3.0 (+1)	2,780 (+4%)	2mo	$500,000	$180	54
6115 SW 74th Ct	0.37mi	4/3.0 (+1)	3,012 (+13%)	2mo	$440,000	$146	52
6258 SW 84th Ave	0.71mi	3/3.0	2,483 (-7%)	1mo	$573,077	$231	52
7234 SW 58th Place Rd	0.50mi	4/3.0 (+1)	2,962 (+11%)	2mo	$520,500	$176	50
7158 SW 57th Ln	0.74mi	4/2.5 (+1)	2,420 (-9%)	3mo	$423,425	$175	42
5967 SW 82nd Terrace Rd	0.48mi	2/2.5 (-1)	2,269 (-15%)	7mo	$505,670	$223	42

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: -40.0%
• Equity multiple: -0.23×
• Total profit: $-155,119
• Equity at exit: $67,058

10-year hold

• IRR: -85.1%
• Equity multiple: -1.05×
• Total profit: $-258,611
• Equity at exit: $38,886

Cash invested: $125,929 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 16 under contract
• Months of supply: 20.6 mo (5%/mo absorbed)
• Median asking: $455,490 ($184/sqft)
• Median days on market: 85 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34474

• Home prices YoY: -28.4%
• Rents YoY: 0.1%
• Active inventory: 457
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$2,359
• Tax est. 1.5%: −$562 /mo · $6,746/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-1,184

Break-even live

Break-even rent $3,934

Max offer price $278,400

Occupancy floor —

Sensitivity live

Price	-10% $-873	-5% $-1,029	+0% $-1,184	+5% $-1,340	+10% $-1,495
Rent	-10% $-1,377	-5% $-1,280	+0% $-1,184	+5% $-1,088	+10% $-992
Rate	-1.0pp $-958	-0.5pp $-1,070	base $-1,184	+0.5pp $-1,301	+1.0pp $-1,419

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: $112,436
• Closing costs: $13,492
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7707 SW 58th Pl Ocala, FL	3.0	2.0	2035	$2,550	$1.25	2d	1	0.06mi
5859 SW 77th Ct Ocala, FL	4.0	2.0	1921	$2,300	$1.20	2d	1	0.12mi
7813 SW 56th Pl Ocala, FL	4.0	3.0	2645	$2,950	$1.12	1d	1	0.14mi
5842 SW 76th Ct Ocala, FL	3.0	2.0	1856	$2,195	$1.18	51d	1	0.19mi
7552 SW 56th Pl Unit Na Ocala, FL	4.0	3.0	2500	$2,800	$1.12	10d	1	0.32mi
7604 SW 63rd Lane Rd Ocala, FL	3.0	2.0	1856	$1,899	$1.02	2d	1	0.35mi
7604 SW 63rd Lane Rd Ocala, FL	3.0	2.0	1856	$1,999	$1.08	22d	1	0.35mi
6175 SW 74th Ct Ocala, FL	4.0	2.0	1910	$2,500	$1.31	10d	1	0.42mi
6360 SW 82nd Ter Ocala, FL	2.0	2.0	2200	$2,495	$1.13	10d	1	0.56mi
5717 SW 71st Ct Ocala, FL	4.0	3.0	2671	$3,200	$1.20	51d	1	0.73mi
5342 SW 71st Ave Ocala, FL	4.0	3.0	2000	$2,395	$1.20	51d	1	0.76mi
5475 SW 87th Ter Ocala, FL	3.0	3.5	3007	$9,000	$2.99	10d	1	0.95mi
5936 SW 90th Court Rd Ocala, FL	3.0	1.5	2483	$2,995	$1.21	154d	1	1.04mi

Property features AI

Finance

• Financial info: List price $334,950

Exterior

• Parking: 2 parking spaces
• Home design: New construction plan (Tourmaline)
• Construction: Living area approximately 2670Listed 2026 model/plan
• Exterior features: Located in Ocala, FL (6457 SW 59th Pl)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Tourmaline)

Listing history 50 events

1. 2026-11-08
   days on market $334,950 Active 38 DOM
2. 2026-11-07
   days on market $334,950 Active 37 DOM
3. 2026-11-06
   days on market $334,950 Active 36 DOM
4. 2026-11-05
   days on market $334,950 Active 35 DOM
5. 2026-11-04
   days on market $334,950 Active 34 DOM
6. 2026-11-02
   days on market $334,950 Active 32 DOM
7. 2026-11-01
   days on market $334,950 Active 31 DOM
8. 2026-10-31
   days on market $334,950 Active 30 DOM
9. 2026-10-30
   days on market $334,950 Active 29 DOM
10. 2026-10-29
    days on market $334,950 Active 28 DOM
11. 2026-10-28
    days on market $334,950 Active 27 DOM
12. 2026-10-27
    days on market $334,950 Active 26 DOM
13. 2026-10-26
    days on market $334,950 Active 25 DOM
14. 2026-10-25
    days on market $334,950 Active 24 DOM
15. 2026-10-24
    days on market $334,950 Active 23 DOM
16. 2026-10-23
    days on market $334,950 Active 22 DOM
17. 2026-10-22
    days on market $334,950 Active 21 DOM
18. 2026-10-21
    days on market $334,950 Active 20 DOM
19. 2026-10-20
    days on market $334,950 Active 19 DOM
20. 2026-10-19
    days on market $334,950 Active 18 DOM
21. 2026-10-19
    days on market $334,950 Active 17 DOM
22. 2026-10-17
    days on market $334,950 Active 16 DOM
23. 2026-10-16
    days on market $334,950 Active 15 DOM
24. 2026-10-15
    days on market $334,950 Active 14 DOM
25. 2026-10-14
    days on market $334,950 Active 13 DOM
26. 2026-10-13
    days on market $334,950 Active 12 DOM
27. 2026-10-12
    days on market $334,950 Active 11 DOM
28. 2026-10-11
    days on market $334,950 Active 10 DOM
29. 2026-10-10
    days on market $334,950 Active 9 DOM
30. 2026-10-09
    days on market $334,950 Active 8 DOM
31. 2026-10-08
    days on market $334,950 Active 7 DOM
32. 2026-10-07
    days on market $334,950 Active 6 DOM
33. 2026-10-07
    days on market $334,950 Active 5 DOM
34. 2026-10-05
    days on market $334,950 Active 4 DOM
35. 2026-10-04
    days on market $334,950 Active 3 DOM
36. 2026-10-03
    days on market $334,950 Active 2 DOM
37. 2026-10-02
    pricedays on marketlisting id $334,950 Active 1 DOM
38. 2026-10-01
    days on market $377,950 Active 225 DOM
39. 2026-09-30
    days on market $377,950 Active 224 DOM
40. 2026-09-27
    days on market $377,950 Active 221 DOM
41. 2026-09-26
    days on market $377,950 Active 220 DOM
42. 2026-09-25
    days on market $377,950 Active 219 DOM
43. 2026-09-24
    days on market $377,950 Active 218 DOM
44. 2026-09-24
    days on market $377,950 Active 217 DOM
45. 2026-09-21
    days on market $377,950 Active 215 DOM
46. 2026-09-20
    days on market $377,950 Active 214 DOM
47. 2026-09-18
    days on market $377,950 Active 212 DOM
48. 2026-09-17
    days on market $377,950 Active 211 DOM
49. 2026-09-16
    days on market $377,950 Active 210 DOM
50. 2026-09-15
    days on market $377,950 Active 209 DOM

ⓘ 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: $29,225
• − Mortgage interest: −$25,193
• − Property taxes: −$6,746
• − Insurance: −$2,249
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$13,083
• Taxable loss: −$22,722
• Est. tax savings @ 24.0%: +$5,453
• After-tax cash flow: $-8,756/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 Est. rehab $13,350–$40,050 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Saddlewood Elementary School C+ FL #751/2,144 Nat'l #8,292/41,679 Middle Liberty Middle School F FL #360/571 Nat'l #5,872/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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 · 365,905 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: 14% of renters

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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%

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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%
• Languages at home: 71% English-only · Spanish 22% Other Indo-European 4% Vietnamese 1%

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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

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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

Property features AI

Finance

• Financial info: List price $334,950

Exterior

• Parking: 2 parking spaces
• Home design: New construction plan (Tourmaline)
• Construction: Living area approximately 2670Listed 2026 model/plan
• Exterior features: Located in Ocala, FL (6457 SW 59th Pl)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Tourmaline)