3061 NW 49th Ave · Ocala, FL 34482

$269,900

3 bd · 2.0 ba · 1,495 sqft · SingleFamily public records · 167 Days on market

Built 1996 0.27 ac lot $181/sqft · at area comps Est $260k · at est. $36/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 +18.2/30.0
• ARV discount +5.8/15.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, well maintained home, with mature landscaping located in the quiet 55+ deed-restricted community of Quail Meadow. Situated on a desirable corner lot, this residence features a split floor plan with 3 bedrooms and 2 bathrooms. Upon entering, you’re welcomed into an open living and dining room space to enjoy. Then enter the kitchen, which boasts a new stove, new refrigerator, and a new stainless steel kitchen sink. Additional updates include new energy-efficient vinyl windows installed in 2024, a roof replaced in 2015, and a new A/C system in 2010. A separate dining space provides an inviting space for meals, while the laundry room is conveniently located just off the kitchen. The 2 car garage is both heated and air-conditioned, offering the potential to be converted into additional living space. Enjoy Florida living on the relaxing screened front porch, or unwind on the enclosed, screened back porch overlooking lush, mature landscaping. Property is in excellent condition and "move in" ready. Quarterly HOA fees are only $110 and include access to a large clubhouse with weekly activities and a community pool. The home is ideally located with easy access to Publix, Walgreens, I-75, and the World Equestrian Center, known for horse shows, entertainment, and a variety of dining options. The community allows up to two pets with no weight limit. Great home and location for primary, seasonal or rental home. Downtown Ocala is only a 14-minute drive where you have plentiful options for shopping, entertainment and restaurants. Perfect as a seasonal rental, due to being in close proximities with WEC and HITS! Buyer to verify all measurements, HOA dues, and fees.

Key facts

• New stove
• New a/c system
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• NEW STOVE
• NEW REFRIGERATOR
• ROOF REPLACED
• NEW A/C SYSTEM
• SEPARATE DINING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $245k (9.1% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 rising fast (+11.1%/yr); 663 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 45% of the median local income ($66k/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 $8k 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 + 8.0% rent growth), your $76k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $270k implies a 2599% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (median comp): $260,311
• List price: $269,900
• Delta: 3.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4998 NW 30th Pl	0.12mi	3/2.0	1,476 (-1%)	9mo	$259,000	$175	85
5160 NW 25th Loop	0.42mi	2/2.0 (-1)	1,569 (+5%)	8mo	$237,500	$151	61
5520 NW 26th Ln	0.64mi	3/2.0	1,526 (+2%)	8mo	$215,000	$141	60
5190 NW 26th Ln	0.40mi	2/2.0 (-1)	1,344 (-10%)	2mo	$215,000	$160	58
2218 NW 50th Ave	0.60mi	2/2.0 (-1)	1,544 (+3%)	6mo	$230,000	$149	56
4802 NW 39th Street Rd	0.74mi	2/2.0 (-1)	1,565 (+5%)	1mo	$256,150	$164	52
5361 NW 33rd Pl	0.49mi	2/2.0 (-1)	1,318 (-12%)	4mo	$230,000	$175	49
2251 NW 50th Ave	0.57mi	2/2.0 (-1)	1,341 (-10%)	5mo	$249,900	$186	47
5405 NW 25th Loop	0.56mi	2/2.0 (-1)	1,590 (+6%)	22mo	$275,000	$173	40
3901 NW 49th Ct	0.68mi	2/2.0 (-1)	1,666 (+11%)	20mo	$315,000	$189	28

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-15,429
• Equity at exit: $40,243

10-year hold

• IRR: 9.3%
• Equity multiple: 1.86×
• Total profit: $65,127
• Equity at exit: $23,336

Cash invested: $75,572 (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 34482

• Rents YoY: 11.1%
• Active inventory: 663
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$112
• HOA: −$36
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $242

Break-even live

Break-even rent $2,146

Max offer price $269,900

Occupancy floor 85%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$2,045	$1.75	21d	1	0.34mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	13d	1	0.39mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	21d	1	0.41mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	21d	1	0.47mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	13d	1	0.50mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	21d	1	0.51mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	21d	1	0.60mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	21d	1	0.61mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$2,495	$1.50	21d	1	0.65mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	21d	1	0.66mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	0.73mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	0.74mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	21d	1	0.75mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.78mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	21d	1	0.79mi
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	13d	1	0.82mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	13d	1	0.84mi
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	21d	1	0.85mi
4111 NW 44th Cir Ocala, FL	3.0	2.0	1505	$2,300	$1.53	13d	1	0.87mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	13d	1	1.02mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	21d	1	1.02mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	21d	1	1.08mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	21d	1	1.21mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	21d	1	1.30mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	21d	1	1.33mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	13d	1	1.34mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	13d	1	1.38mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	21d	1	1.40mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	1.40mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	21d	1	1.40mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	21d	1	1.41mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	21d	1	1.43mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	21d	1	1.44mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: landscapingpool

Listing history 18 events

1. 2026-06-18
   days on market $269,900 Active 167 DOM
2. 2026-06-17
   days on market $269,900 Active 166 DOM
3. 2026-06-16
   days on market $269,900 Active 165 DOM
4. 2026-06-15
   days on market $269,900 Active 164 DOM
5. 2026-06-14
   days on market $269,900 Active 162 DOM
6. 2026-06-13
   days on market $269,900 Active 161 DOM
7. 2026-06-10
   days on market $269,900 Active 159 DOM
8. 2026-06-09
   days on market $269,900 Active 158 DOM
9. 2026-06-08
   days on market $269,900 Active 157 DOM
10. 2026-06-07
    days on market $269,900 Active 156 DOM
11. 2026-06-03
    days on market $269,900 Active 152 DOM
12. 2026-06-02
    days on market $269,900 Active 151 DOM
13. 2026-05-31
    days on market $269,900 Active 149 DOM
14. 2026-05-30
    days on market $269,900 Active 148 DOM
15. 2026-05-10
    price $269,900 1706-char remark

    Show marketing remark (1706 chars)

    Beautiful, well maintained home, with mature landscaping located in the quiet 55+ deed-restricted community of Quail Meadow. Situated on a desirable corner lot, this residence features a split floor plan with 3 bedrooms and 2 bathrooms. Upon entering, you’re welcomed into an open living and dining room space to enjoy. Then enter the kitchen, which boasts a new stove, new refrigerator, and a new stainless steel kitchen sink. Additional updates include new energy-efficient vinyl windows installed in 2024, a roof replaced in 2015, and a new A/C system in 2010. A separate dining space provides an inviting space for meals, while the laundry room is conveniently located just off the kitchen. The 2 car garage is both heated and air-conditioned, offering the potential to be converted into additional living space. Enjoy Florida living on the relaxing screened front porch, or unwind on the enclosed, screened back porch overlooking lush, mature landscaping. Property is in excellent condition and "move in" ready. Quarterly HOA fees are only $110 and include access to a large clubhouse with weekly activities and a community pool. The home is ideally located with easy access to Publix, Walgreens, I-75, and the World Equestrian Center, known for horse shows, entertainment, and a variety of dining options. The community allows up to two pets with no weight limit. Great home and location for primary, seasonal or rental home. Downtown Ocala is only a 14-minute drive where you have plentiful options for shopping, entertainment and restaurants. Perfect as a seasonal rental, due to being in close proximities with WEC and HITS! Buyer to verify all measurements, HOA dues, and fees.

16. 2026-01-02
    listed $274,900 Active 1706-char remark

    Show marketing remark (1706 chars)

    Beautiful, well maintained home, with mature landscaping located in the quiet 55+ deed-restricted community of Quail Meadow. Situated on a desirable corner lot, this residence features a split floor plan with 3 bedrooms and 2 bathrooms. Upon entering, you’re welcomed into an open living and dining room space to enjoy. Then enter the kitchen, which boasts a new stove, new refrigerator, and a new stainless steel kitchen sink. Additional updates include new energy-efficient vinyl windows installed in 2024, a roof replaced in 2015, and a new A/C system in 2010. A separate dining space provides an inviting space for meals, while the laundry room is conveniently located just off the kitchen. The 2 car garage is both heated and air-conditioned, offering the potential to be converted into additional living space. Enjoy Florida living on the relaxing screened front porch, or unwind on the enclosed, screened back porch overlooking lush, mature landscaping. Property is in excellent condition and "move in" ready. Quarterly HOA fees are only $110 and include access to a large clubhouse with weekly activities and a community pool. The home is ideally located with easy access to Publix, Walgreens, I-75, and the World Equestrian Center, known for horse shows, entertainment, and a variety of dining options. The community allows up to two pets with no weight limit. Great home and location for primary, seasonal or rental home. Downtown Ocala is only a 14-minute drive where you have plentiful options for shopping, entertainment and restaurants. Perfect as a seasonal rental, due to being in close proximities with WEC and HITS! Buyer to verify all measurements, HOA dues, and fees.

17. 1996-01-24
    soldstatus $10,000
18. 1996-01-01
    soldstatus $10,000

ⓘ 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: $1,579 · $132/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$661/yr (+$55/mo · 41.9%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,429
• − Mortgage interest: −$15,119
• − Property taxes: −$1,579
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$432
• − Depreciation: −$7,852
• Taxable loss: −$1,610
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $3,290/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): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

+2599.0% since first listed

4 events — show timeline

• 2026-05-10 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Listed $274,900 Stellar MLS as Distributed by MLS Grid
• 1996-01-24 Sold (Public Records) $10,000 Public Records
• 1996-01-01 Sold (Public Records) $10,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,579 · +17.7% YoY. Source: county tax records.