8506 SW 136th Loop · Marion Oaks, FL 34473

$263,500

4 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 88 Days on market

Built 2005 10,454 sqft lot $156/sqft · 9% below area Est $291k · 9% under $7/mo HOA

---

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 +11.7/15.0
• Cash flow +10.3/30.0
• Schools +3.6/10.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• 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

Welcome to a home that offers the space, flexibility, and comfort today’s buyers are searching for. With over 2,000 square feet, this thoughtfully designed 4-bedroom, 2-bath home provides the versatility to fit your lifestyle—whether you need a home office, space for guests, or room to grow. From the moment you step inside, you’ll notice the bright, open layout filled with natural light and designed for connection. The seamless flow between the living, dining, and kitchen areas makes everyday living feel effortless while creating the perfect setting for gatherings and entertaining. The spacious primary suite provides a peaceful retreat, complete with a walk-in closet and private en-suite bath. Enjoy peace of mind with major updates already completed, including a roof (2022) and A/C (2021). Built with durable concrete block and stucco construction, this home is designed for lasting quality. A two-car garage adds convenience, outdoor shed offers more storage space, while the generously sized quarter-acre lot offers endless possibilities whether you envision outdoor entertaining, a garden, or simply room to relax and unwind. Nestled in the desirable Marion Oaks area, you’ll appreciate the balance of a quiet neighborhood feel with easy access to shopping, dining, and major roadways. Whether you're purchasing your first home, investing, or looking for more space to grow, this property delivers both value and opportunity.

Key facts

• Walk-in closet
• Natural light
• Open layout

Tags

• OPEN LAYOUT
• NATURAL LIGHT
• SPACIOUS PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATH
• MAJOR UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (20.5% below list).
• Recommended offer: $209k (20.5% below list) — sets the bar for 1% rule.

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); 1372 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 $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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $32k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $264k implies a 318% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,471 (20.5% 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 88 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (median comp): $290,718
• List price: $263,500
• Delta: -9.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13736 SW 81st Cir	0.30mi	4/2.0	1,806 (+7%)	1mo	$269,990	$149	73
7985 SW 138th St	0.30mi	3/2.0 (-1)	1,529 (-9%)	1mo	$290,000	$190	65
13897 SW 80th Ave	0.41mi	4/2.0	1,751 (+4%)	11mo	$219,900	$126	65
781 SW Marion Oaks Pass	0.45mi	3/2.0 (-1)	1,614 (-4%)	3mo	$231,000	$143	65
8718 SW 139th Place Rd #29	0.31mi	4/2.0	1,833 (+9%)	12mo	$277,770	$152	61
8284 SW 138th Pl	0.16mi	4/2.0	1,922 (+14%)	10mo	$313,000	$163	61
13057 SW 85th Cir	0.73mi	3/2.0 (-1)	1,599 (-5%)	1mo	$245,000	$153	52
13130 SW 78th Cir	0.69mi	4/2.0	1,806 (+7%)	11mo	$255,000	$141	47
13145 SW 78th Cir	0.68mi	3/2.0 (-1)	1,525 (-9%)	2mo	$275,000	$180	46
8026 SW Hwy 484 #86	0.70mi	4/2.0	1,833 (+9%)	8mo	$300,000	$164	46
8807 SW 132nd Ln	0.65mi	3/2.0 (-1)	1,487 (-12%)	5mo	$260,000	$175	41
8025 SW Highway 484	0.72mi	3/2.0 (-1)	1,435 (-15%)	8mo	$190,000	$132	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.21×
• Total profit: $-57,936
• Equity at exit: $39,289

10-year hold

• IRR: -29.2%
• Equity multiple: -0.16×
• Total profit: $-85,841
• Equity at exit: $22,783

Cash invested: $73,780 (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: 1372
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$1,382
• Tax from tax record: −$299 /mo · $3,592/yr
• Insurance: −$110
• HOA: −$7
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-143

Break-even live

Break-even rent $2,276

Max offer price $238,215

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-69	+0% $-143	+5% $-218	+10% $-292
Rent	-10% $-309	-5% $-226	+0% $-143	+5% $-60	+10% $22
Rate	-1.0pp $-10	-0.5pp $-76	base $-143	+0.5pp $-211	+1.0pp $-281

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: $65,875
• Closing costs: $7,905
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8398 SW 138th Pl Ocala, FL	3.0	2.0	1660	$1,900	$1.14	22d	1	0.12mi
8427 SW 136th St Ocala, FL	3.0	2.0	1762	$2,095	$1.19	22d	1	0.14mi
8341 SW 135th Loop Ocala, FL	3.0	2.0	1623	$1,600	$0.99	22d	1	0.30mi
8713 SW 138th St Ocala, FL	3.0	2.0	1554	$1,950	$1.25	22d	1	0.34mi
769 Marion Oaks Pass Ocala, FL	4.0	2.0	1696	$1,950	$1.15	15d	1	0.48mi
7883 SW 138th Street Rd Ocala, FL	4.0	3.0	1865	$2,125	$1.14	22d	1	0.52mi
8070 SW 131st Ln Ocala, FL	3.0	2.0	1642	$2,400	$1.46	15d	1	0.62mi
13092 SW 84th Terrace Rd Ocala, FL	4.0	2.0	1800	$1,800	$1.00	22d	1	0.64mi
13130 SW 78th Cir Ocala, FL	4.0	2.0	1816	$1,900	$1.05	15d	1	0.67mi
13033 SW 82nd Avenue Rd Ocala, FL	3.0	2.0	1413	$1,895	$1.34	15d	1	0.71mi
13215 SW 77th Ave Ocala, FL	3.0	2.0	1315	$1,800	$1.37	15d	1	0.87mi
12847 SW 84th Terrace Rd Ocala, FL	3.0	2.0	1393	$1,850	$1.33	22d	1	0.90mi
8181 SW 128th Loop Ocala, FL	3.0	2.0	1402	$1,745	$1.24	15d	1	0.97mi
14576 SW 75th Cir Ocala, FL	3.0	2.0	1936	$1,945	$1.00	15d	1	1.01mi
8934 SW 135th Street Rd Ocala, FL	4.0	2.5	1824	$2,200	$1.21	22d	1	1.10mi
7060 SW 131st Loop Ocala, FL	4.0	2.0	1787	$1,899	$1.06	15d	1	1.30mi
7146 SW 134th St Ocala, FL	3.0	2.0	1733	$1,600	$0.92	22d	1	1.31mi
13101 SW 72nd Terrace Rd Ocala, FL	4.0	3.0	2088	$2,250	$1.08	15d	1	1.32mi
7011 SW 136th Ln Ocala, FL	3.0	2.0	1670	$2,300	$1.38	15d	1	1.35mi
7052 SW 131st Loop Ocala, FL	3.0	2.0	1718	$1,550	$0.90	22d	1	1.36mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 21 events

1. 2026-06-21
   days on market $263,500 Active 88 DOM
2. 2026-06-18
   days on market $263,500 Active 85 DOM
3. 2026-06-17
   days on market $263,500 Active 84 DOM
4. 2026-06-16
   days on market $263,500 Active 83 DOM
5. 2026-06-15
   days on market $263,500 Active 82 DOM
6. 2026-06-14
   days on market $263,500 Active 80 DOM
7. 2026-06-13
   days on market $263,500 Active 79 DOM
8. 2026-06-10
   days on market $263,500 Active 77 DOM
9. 2026-06-09
   days on market $263,500 Active 76 DOM
10. 2026-06-09
    price $263,500 Active 75 DOM
11. 2026-06-08
    days on market $274,900 Active 75 DOM
12. 2026-06-07
    days on market $274,900 Active 74 DOM
13. 2026-06-03
    days on market $274,900 Active 70 DOM
14. 2026-06-02
    days on market $274,900 Active 69 DOM
15. 2026-06-01
    days on market $274,900 Active 68 DOM
16. 2026-05-31
    days on market $274,900 Active 67 DOM
17. 2026-05-30
    days on market $274,900 Active 66 DOM
18. 2026-05-04
    price $274,900 1463-char remark

    Show marketing remark (1463 chars)

    Welcome to a home that offers the space, flexibility, and comfort today’s buyers are searching for. With over 2,000 square feet, this thoughtfully designed 4-bedroom, 2-bath home provides the versatility to fit your lifestyle—whether you need a home office, space for guests, or room to grow. From the moment you step inside, you’ll notice the bright, open layout filled with natural light and designed for connection. The seamless flow between the living, dining, and kitchen areas makes everyday living feel effortless while creating the perfect setting for gatherings and entertaining. The spacious primary suite provides a peaceful retreat, complete with a walk-in closet and private en-suite bath. Enjoy peace of mind with major updates already completed, including a roof (2022) and A/C (2021). Built with durable concrete block and stucco construction, this home is designed for lasting quality. A two-car garage adds convenience, outdoor shed offers more storage space, while the generously sized quarter-acre lot offers endless possibilities whether you envision outdoor entertaining, a garden, or simply room to relax and unwind. Nestled in the desirable Marion Oaks area, you’ll appreciate the balance of a quiet neighborhood feel with easy access to shopping, dining, and major roadways. Whether you're purchasing your first home, investing, or looking for more space to grow, this property delivers both value and opportunity.

19. 2026-03-25
    listed $295,000 Active 1463-char remark

    Show marketing remark (1463 chars)

    Welcome to a home that offers the space, flexibility, and comfort today’s buyers are searching for. With over 2,000 square feet, this thoughtfully designed 4-bedroom, 2-bath home provides the versatility to fit your lifestyle—whether you need a home office, space for guests, or room to grow. From the moment you step inside, you’ll notice the bright, open layout filled with natural light and designed for connection. The seamless flow between the living, dining, and kitchen areas makes everyday living feel effortless while creating the perfect setting for gatherings and entertaining. The spacious primary suite provides a peaceful retreat, complete with a walk-in closet and private en-suite bath. Enjoy peace of mind with major updates already completed, including a roof (2022) and A/C (2021). Built with durable concrete block and stucco construction, this home is designed for lasting quality. A two-car garage adds convenience, outdoor shed offers more storage space, while the generously sized quarter-acre lot offers endless possibilities whether you envision outdoor entertaining, a garden, or simply room to relax and unwind. Nestled in the desirable Marion Oaks area, you’ll appreciate the balance of a quiet neighborhood feel with easy access to shopping, dining, and major roadways. Whether you're purchasing your first home, investing, or looking for more space to grow, this property delivers both value and opportunity.

20. 2011-12-29
    soldstatus $63,000 159-char remark

    Show marketing remark (159 chars)

    Great home with lots of potential!! 3 bdrms with den/office or 4th bedroom (has closet). Open floor plan, great master suite w/ walk in closet and master bath.

21. 2011-10-04
    listed $69,900 159-char remark

    Show marketing remark (159 chars)

    Great home with lots of potential!! 3 bdrms with den/office or 4th bedroom (has closet). Open floor plan, great master suite w/ walk in closet and master bath.

ⓘ 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: $3,592 · $299/mo
• Projected year-2 tax: $3,592 · $299/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 · 23 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: $25,137
• − Mortgage interest: −$14,760
• − Property taxes: −$3,592
• − Insurance: −$1,318
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$84
• − Depreciation: −$7,665
• Taxable loss: −$6,304
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $-205/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

+293.3% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-29 Sold (MLS) $63,000 Stellar MLS as Distributed by MLS Grid
• 2011-10-04 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.5%/yr

Latest (2025): $3,592 · +7.0% YoY. Source: county tax records.