4465 SW 91st Lane Rd · Liberty Triangle, FL 34476

$281,650

4 bd · 2.0 ba · 1,820 sqft · Land · 93 Days on market

Built 2026 6,970 sqft lot $155/sqft · 12% below area Est $322k · 12% under $110/mo HOA · 5% of rent ↓ 3% since listing

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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 +14.2/30.0
• ARV discount +13.1/15.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. THIS HOME QUALIFIES FOR A LOW INTEREST RATE BUYDOWN WHEN BUYER CLOSES WITH A SELLER APPROVED LENDER AND SIGNS A CONTRACT BY 5PM ON 6/13/2026. THE REDUCED PRICE IS A PROMOTIONAL PRICE EFFECTIVE UNTIL 5PM ON 6/13/2026. BRAND NEW CONCRETE BLOCK HOME under construction! Estimated completion is approx July/Aug pending any setbacks beyond the builders control. New community with amenities, resort style pool, playground, sidewalks and more. Shopping, movie theaters, restaurants, hospitals, VA Clinic and i75 nearby. Very close to the Florida Greenway! New Publix right around the corner! Very open floor plan great for entertaining! Home has many great features including, covered rear patio, tile floors all areas except bedrooms, tile shower and separate soaking tub in master bath, upgraded cabinets, stainless appliance pkg (range, microwave, dishwasher included), Granite counter tops and much more! TAEXX pest control system built in walls. Builder warranty! Builder helps with closing costs when Buyer pays cash or closes with Seller approved lender. Prices and Promotions subject to change without notice. Pictures are of similar home for illustrative purposes only. Colors and features will vary!

Key facts

• Tile floors
• Resort style pool
• Covered rear patio

Tags

• CONCRETE BLOCK HOME
• RESORT STYLE POOL
• COVERED REAR PATIO
• TILE FLOORS
• TILE SHOWER
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $282k.

Deal economics

• At list price, monthly cash flow is $45 ($535/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 $229k (18.7% below list).
• Recommended offer: $229k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Liberty Triangle — 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: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% 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 soft (-2.6%/yr); 858 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 42% 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,069 (18.7% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (median comp): $321,656
• List price: $281,650
• Delta: -12.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-49,588
• Equity at exit: $41,995

10-year hold

• IRR: -17.3%
• Equity multiple: 0.17×
• Total profit: $-65,778
• Equity at exit: $24,352

Cash invested: $78,862 (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: 858
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,291 high
• Mortgage (P&I): −$1,477
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$117
• HOA: −$110
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $45

Break-even live

Break-even rent $2,234

Max offer price $281,650

Occupancy floor 93%

Sensitivity live

Price	-10% $204	-5% $124	+0% $45	+5% $-35	+10% $-115
Rent	-10% $-136	-5% $-46	+0% $45	+5% $135	+10% $226
Rate	-1.0pp $186	-0.5pp $116	base $45	+0.5pp $-28	+1.0pp $-103

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: $70,412
• Closing costs: $8,450
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9109 SW 45th Ter Ocala, FL	4.0	2.0	1828	$2,150	$1.18	15d	1	0.14mi
4697 SW 89th St Ocala, FL	4.0	2.0	1848	$2,150	$1.16	15d	1	0.29mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	15d	1	0.37mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	23d	1	0.37mi
8677 SW 44th Ct Ocala, FL	5.0	3.0	2370	$2,495	$1.05	23d	1	0.40mi
8665 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	23d	1	0.42mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	15d	1	0.49mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	15d	1	0.49mi
8609 SW 46th Ter Ocala, FL	3.0	2.0	1670	$2,400	$1.44	15d	1	0.50mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	15d	1	0.50mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	15d	1	0.50mi
7177 SW 92nd St Ocala, FL	3.0	2.5	1410	$1,850	$1.31	23d	1	0.51mi
4828 SW 86th Ln Ocala, FL	3.0	2.0	1672	$1,950	$1.17	23d	1	0.51mi
8584 SW 43rd Ter Ocala, FL	5.0	3.0	2370	$2,495	$1.05	15d	1	0.52mi
8584 SW 43rd Ter Ocala, FL	5.0	3.0	2370	$2,495	$1.05	15d	1	0.52mi
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	15d	1	0.60mi
8940 SW 50th Ter Ocala, FL	4.0	2.0	1827	$2,195	$1.20	23d	1	0.61mi
4780 SW 95th Ln Ocala, FL	4.0	3.0	2002	$2,395	$1.20	15d	1	0.63mi
4311 SW 84th Street Rd Ocala, FL	3.0	3.0	2279	$2,500	$1.10	15d	1	0.67mi
8792 SW 49th Cir Ocala, FL	4.0	2.0	1498	$1,850	$1.23	23d	1	0.69mi
4643 SW 84th Street Rd Ocala, FL	3.0	2.0	1663	$1,925	$1.16	15d	1	0.70mi
8780 SW 49th Cir Ocala, FL	3.0	2.0	1672	$1,900	$1.14	23d	1	0.70mi
4296 SW 98th St Ocala, FL	3.0	2.0	1607	$1,700	$1.06	23d	1	0.72mi
8320 SW 41st Ter Ocala, FL	3.0	2.0	1841	$2,300	$1.25	15d	1	0.76mi
4937 SW 98th Pl Ocala, FL	4.0	2.0	1838	$2,400	$1.31	15d	1	0.90mi
4939 SW 81st Loop Ocala, FL	3.0	2.5	1828	$1,750	$0.96	15d	1	0.91mi
4915 SW 81st St Ocala, FL	3.0	2.5	1707	$1,795	$1.05	15d	1	0.93mi
4725 SW 100th St Ocala, FL	3.0	2.0	2000	$1,800	$0.90	23d	1	0.97mi
9975 SW 39th Ter Ocala, FL	4.0	2.0	1873	$2,295	$1.23	15d	1	0.98mi
5637 SW 93rd St Ocala, FL	4.0	3.0	2039	$2,600	$1.28	15d	1	1.13mi
5667 SW 92nd Pl Ocala, FL	4.0	2.0	2283	$2,750	$1.20	15d	1	1.16mi
7194 SW 91st Ln Ocala, FL	4.0	2.5	1571	$1,950	$1.24	23d	1	1.17mi
9324 SW 58th Cir Ocala, FL	3.0	2.0	2141	$2,500	$1.17	23d	1	1.29mi
8880 SW 27th Ave Ocala, FL	2.0–3.0	2.0	1178	$1,399	$1.19	23d	1	1.33mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	23d	1	1.40mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   days on market $281,650 Active 93 DOM
2. 2026-06-18
   days on market $281,650 Active 90 DOM
3. 2026-06-17
   days on market $281,650 Active 89 DOM
4. 2026-06-16
   days on market $281,650 Active 88 DOM
5. 2026-06-15
   price $281,650 Active 87 DOM
6. 2026-06-15
   pricedays on market $292,650 Active 87 DOM
7. 2026-06-14
   days on market $284,650 Active 85 DOM
8. 2026-06-13
   days on market $284,650 Active 84 DOM
9. 2026-06-10
   days on market $284,650 Active 82 DOM
10. 2026-06-09
    days on market $284,650 Active 81 DOM
11. 2026-06-08
    days on market $284,650 Active 80 DOM
12. 2026-06-07
    days on market $284,650 Active 79 DOM
13. 2026-06-03
    days on market $284,650 Active 75 DOM
14. 2026-06-02
    days on market $284,650 Active 74 DOM
15. 2026-06-01
    days on market $284,650 Active 73 DOM
16. 2026-05-31
    days on market $284,650 Active 72 DOM
17. 2026-05-30
    days on market $284,650 Active 71 DOM
18. 2026-05-13
    price $284,650 1227-char remark

    Show marketing remark (1227 chars)

    Under Construction. THIS HOME QUALIFIES FOR A LOW INTEREST RATE BUYDOWN WHEN BUYER CLOSES WITH A SELLER APPROVED LENDER AND SIGNS A CONTRACT BY 5PM ON 6/13/2026. THE REDUCED PRICE IS A PROMOTIONAL PRICE EFFECTIVE UNTIL 5PM ON 6/13/2026. BRAND NEW CONCRETE BLOCK HOME under construction! Estimated completion is approx July/Aug pending any setbacks beyond the builders control. New community with amenities, resort style pool, playground, sidewalks and more. Shopping, movie theaters, restaurants, hospitals, VA Clinic and i75 nearby. Very close to the Florida Greenway! New Publix right around the corner! Very open floor plan great for entertaining! Home has many great features including, covered rear patio, tile floors all areas except bedrooms, tile shower and separate soaking tub in master bath, upgraded cabinets, stainless appliance pkg (range, microwave, dishwasher included), Granite counter tops and much more! TAEXX pest control system built in walls. Builder warranty! Builder helps with closing costs when Buyer pays cash or closes with Seller approved lender. Prices and Promotions subject to change without notice. Pictures are of similar home for illustrative purposes only. Colors and features will vary!

19. 2026-03-20
    listed $292,650 Active 1227-char remark

    Show marketing remark (1227 chars)

    Under Construction. THIS HOME QUALIFIES FOR A LOW INTEREST RATE BUYDOWN WHEN BUYER CLOSES WITH A SELLER APPROVED LENDER AND SIGNS A CONTRACT BY 5PM ON 6/13/2026. THE REDUCED PRICE IS A PROMOTIONAL PRICE EFFECTIVE UNTIL 5PM ON 6/13/2026. BRAND NEW CONCRETE BLOCK HOME under construction! Estimated completion is approx July/Aug pending any setbacks beyond the builders control. New community with amenities, resort style pool, playground, sidewalks and more. Shopping, movie theaters, restaurants, hospitals, VA Clinic and i75 nearby. Very close to the Florida Greenway! New Publix right around the corner! Very open floor plan great for entertaining! Home has many great features including, covered rear patio, tile floors all areas except bedrooms, tile shower and separate soaking tub in master bath, upgraded cabinets, stainless appliance pkg (range, microwave, dishwasher included), Granite counter tops and much more! TAEXX pest control system built in walls. Builder warranty! Builder helps with closing costs when Buyer pays cash or closes with Seller approved lender. Prices and Promotions subject to change without notice. Pictures are of similar home for illustrative purposes only. Colors and features will vary!

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $2,338 · $195/mo
• Expected delta: +$1,610/yr (+$134/mo · 221.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,488
• − Mortgage interest: −$15,777
• − Property taxes: −$728
• − Insurance: −$1,408
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − HOA: −$1,320
• − Depreciation: −$8,193
• Taxable loss: −$4,337
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $1,576/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 — Liberty Triangle

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

Census & demographics

• Census place: Liberty Triangle, FL
• County: Marion County · 315,796 people
• City population: 26,397
• 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

-2.7% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $284,650 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $292,650 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2025): $728 · -1.9% YoY. Source: county tax records.