8327 SW 79th Cir · On Top of the World, FL 34476

$239,875

3 bd · 2.0 ba · 1,576 sqft · SingleFamily public records · 40 Days on market

Built 2006 8,712 sqft lot $152/sqft · 22% below area Est $308k · 22% under $241/mo HOA · 12% 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in-ready Verbena model is located in the desirable 55+ Indigo East Phase 1 community within On Top of the World. This well-maintained 3-bedroom, 2-bathroom home features an open floor plan designed for both comfortable living and effortless entertaining. The spacious Great Room showcases durable vinyl flooring and opens seamlessly to a screened-in lanai, overlooking a private backyard perfect for relaxing. The primary suite serves as a private retreat with elegant tray ceilings, dual sinks with granite countertops, a walk-in shower, and a luxurious jet tub. The functional eat-in kitchen is equipped with quartz countertops, ample cabinetry, and a convenient breakfast bar. A split f

Key facts

• Quartz countertops
• Private backyard
• Screened-in lanai

Tags

• SCREENED-IN LANAI
• PRIVATE BACKYARD
• FUNCTIONAL EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• BREAKFAST BAR
• SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Homestead exempt; Lot size approximately 0.2 acres (about 809 m²)
• Financial info: Lease restrictions apply
• HOA & community: Homeowners association required; monthly fee $241.33; Association approval required; Association name: Lori Sands; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected; Cable available; Phone available; Underground utilities
• Home design: Single-family residence (PUD); One story; Northwest facing; Entry level: One
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as builder model 'Verbena'
• Exterior features: Irrigation equipment; Asphalt road access; Lot dimensions 79 x 111

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings; Kitchen/family room combo; Open floorplan; Solid surface counters; Tray ceilings; Walk-in closets; Window treatments
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (17.6% below list).
• Recommended offer: $198k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 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.
• Zoned schools: West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents soft (-2.6%/yr); 852 active listings in the ZIP; 24 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 36% 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 $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 40 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $240k implies a 92% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,612 (17.6% 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 40 days. Have you received any prior offers? Is the seller open to a 18% 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. 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: 0.82% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 10.1

CMA / ARV

• ARV (median comp): $307,644
• List price: $239,875
• Delta: -22.03%
• 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
8045 SW 78th Terrace Rd	0.30mi	3/2.0	1,573 (-0%)	1mo	$260,000	$165	85
8101 SW 78th Terrace Rd	0.32mi	3/2.0	1,576 (0%)	9mo	$210,000	$133	78
7796 SW 80th Place Rd	0.34mi	3/2.0	1,499 (-5%)	1mo	$242,000	$161	75
8319 SW 82nd Cir	0.21mi	3/2.0	1,717 (+9%)	7mo	$305,000	$178	70
7838 SW 80th Place Rd	0.34mi	2/2.0 (-1)	1,499 (-5%)	6mo	$250,000	$167	66
7776 SW 80th Place Rd	0.34mi	2/2.0 (-1)	1,499 (-5%)	10mo	$263,000	$175	63
8405 SW 82nd Loop	0.38mi	2/2.0 (-1)	1,564 (-1%)	16mo	$286,000	$183	63
8822 SW 82nd Court Rd	0.53mi	3/2.0	1,701 (+8%)	2mo	$300,000	$176	61
7765 SW 86th Loop	0.40mi	2/2.0 (-1)	1,466 (-7%)	10mo	$234,432	$160	56
8615 SW 82nd Ter	0.42mi	3/2.0	1,723 (+9%)	13mo	$269,900	$157	54
7585 SW 79th Pl	0.61mi	3/2.0	1,498 (-5%)	12mo	$285,000	$190	53
8446 SW 86th Ter	0.64mi	3/2.0	1,734 (+10%)	7mo	$240,000	$138	47

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: -26.9%
• Equity multiple: 0.12×
• Total profit: $-59,272
• Equity at exit: $35,766

10-year hold

• IRR: -41.7%
• Equity multiple: -0.38×
• Total profit: $-92,495
• Equity at exit: $20,740

Cash invested: $67,165 (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 34476

• Rents YoY: -2.6%
• Active inventory: 852
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$193 /mo · $2,321/yr
• Insurance: −$100
• HOA: −$241
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-231

Break-even live

Break-even rent $2,269

Max offer price $199,038

Occupancy floor —

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: $59,969
• Closing costs: $7,196
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	21d	1	0.30mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	13d	1	0.36mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	21d	1	0.44mi
8714 SW 83rd Loop Ocala, FL	2.0	2.0	1658	$1,900	$1.15	13d	1	0.60mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	0.84mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	0.87mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	21d	1	0.95mi
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$2,270	$1.73	13d	27	0.99mi
9013 SW 79th Ln Ocala, FL	2.0	2.0	2118	$2,500	$1.18	21d	1	1.06mi
7978 SW 90th Ter Ocala, FL	2.0	2.0	1226	$1,875	$1.53	13d	1	1.14mi
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	21d	1	1.17mi
7274 SW 89th Ave Ocala, FL	2.0	2.0	1467	$2,200	$1.50	13d	1	1.22mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	21d	1	1.23mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	13d	1	1.33mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	1.35mi
8250 SW 67th Ave Ocala, FL	3.0	2.5	1505	$1,635	$1.09	21d	1	1.36mi
9122 SW 70th Loop Ocala, FL	2.0	2.0	1443	$2,500	$1.73	21d	1	1.36mi
6534 SW 82nd Loop Ocala, FL	3.0	2.5	1450	$1,900	$1.31	13d	1	1.37mi
7235 SW 91st Ct Ocala, FL	2.0	2.0	1163	$2,200	$1.89	13d	1	1.38mi
6676 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,710	$1.17	13d	1	1.43mi
6582 SW 81st Loop Ocala, FL	3.0	2.5	1505	$1,700	$1.13	13d	1	1.44mi
6644 SW 84th St Ocala, FL	3.0	2.0	1485	$950	$0.64	21d	1	1.44mi
7195 SW 92nd St Ocala, FL	3.0	2.5	1220	$1,750	$1.43	21d	1	1.47mi
6609 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,750	$1.20	13d	1	1.50mi

HOA detail

• Monthly dues: $241 · $2,892/yr

Listing history 29 events

1. 2026-06-18
   days on market $239,875 Active 40 DOM
2. 2026-06-17
   days on market $239,875 Active 39 DOM
3. 2026-06-16
   days on market $239,875 Active 38 DOM
4. 2026-06-15
   days on market $239,875 Active 37 DOM
5. 2026-06-14
   days on market $239,875 Active 35 DOM
6. 2026-06-13
   days on market $239,875 Active 34 DOM
7. 2026-06-10
   days on market $239,875 Active 32 DOM
8. 2026-06-09
   days on market $239,875 Active 31 DOM
9. 2026-06-08
   days on market $239,875 Active 30 DOM
10. 2026-06-07
    days on market $239,875 Active 29 DOM
11. 2026-06-03
    days on market $239,875 Active 25 DOM
12. 2026-06-02
    days on market $239,875 Active 24 DOM
13. 2026-06-01
    days on market $239,875 Active 23 DOM
14. 2026-05-31
    days on market $239,875 Active 22 DOM
15. 2026-05-30
    days on market $239,875 Active 21 DOM
16. 2026-05-09
    listed $239,875 Active 1270-char remark
17. 2025-12-31
    historical
18. 2025-04-21
    status Active
19. 2025-04-18
    status Pending
20. 2025-04-10
    price $274,000
21. 2025-03-01
    price $284,900
22. 2025-01-24
    price $299,500
23. 2024-12-09
    listed $310,000 Active
24. 2024-10-16
    historical
25. 2024-08-02
    price $299,000
26. 2024-04-18
    listed $309,000 Active
27. 2017-03-09
    soldstatus $125,000
28. 2017-02-28
    soldstatus $125,000
29. 2016-09-02
    listed $139,950

ⓘ 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: $2,321 · $193/mo
• Projected year-2 tax: $2,321 · $193/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,713
• − Mortgage interest: −$13,437
• − Property taxes: −$2,321
• − Insurance: −$1,199
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$2,892
• − Depreciation: −$6,978
• Taxable loss: −$6,908
• Est. tax savings @ 24.0%: +$1,658
• After-tax cash flow: $-1,116/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 — On Top of the World

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

Census & demographics

• Census place: On Top of the World, FL
• County: Marion County · 315,796 people
• City population: 25,668
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 204.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% German/W. Germanic 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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• 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

+71.4% since first listed

14 events — show timeline

• 2026-05-09 Listed $239,875 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Price Changed $274,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-01 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-24 Price Changed $299,500 Stellar MLS as Distributed by MLS Grid
• 2024-12-09 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-02 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-18 Listed $309,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-09 Sold (Public Records) $125,000 Public Records
• 2017-02-28 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-02 Listed $139,950 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.1%/yr

Latest (2025): $2,321 · +14.3% YoY. Source: county tax records.