6533 SW 108th St · Liberty Triangle, FL 34476

$160,000

2 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 1 Days on market

Built 1987 Est $186k · 14% under

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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 +15.6/30.0
• ARV discount +13.9/15.0
• 1% rule +5.2/10.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 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

This charming, well kept 2 bedroom 2 bathroom house is in the ideal community of Spruce Creek. The home offers a large kitchen and living area as well as two large bathrooms and walk in closet. The community center features an in-ground pool, fitness center, library and recreational room. This neighborhood offers a nice, clean, peaceful environment to call home.

Key facts

• Ac replaced
• Clubhouse
• Community pool

Tags

• ROOF REPLACED
• AC REPLACED
• NEW ELECTRIC
• COMMUNITY POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $2 ($21/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.8% 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.
• Market conditions: Rents soft (-2.6%/yr); 852 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $112k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $186,472
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6524 SW 108th Pl	0.09mi	2/2.0	1,144 (0%)	15mo	$215,000	$188	84
6533 SW 107th Pl	0.05mi	2/2.0	1,304 (+14%)	3mo	$172,500	$132	72
6383 SW 106th Pl	0.24mi	2/2.0	1,144 (0%)	22mo	$175,000	$153	70
10131 SW 62nd Terrace Rd	0.69mi	2/2.0	1,008 (-12%)	5mo	$155,000	$154	44
6250 SW 100th Loop	0.66mi	2/2.0	996 (-13%)	8mo	$175,000	$176	41
11232 SW 62nd Avenue Rd	0.52mi	2/2.0	1,288 (+13%)	17mo	$185,000	$144	41
6771 SW 114th Street Rd	0.70mi	2/2.0	1,245 (+9%)	16mo	$235,000	$189	39
11120 SW 71st Terrace Rd	0.72mi	2/2.0	1,290 (+13%)	13mo	$209,888	$163	34

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-30,454
• Equity at exit: $23,857

10-year hold

• IRR: -23.4%
• Equity multiple: 0.01×
• Total profit: $-44,271
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$839
• Tax from tax record: −$312 /mo · $3,748/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $2

Break-even live

Break-even rent $1,626

Max offer price $160,000

Occupancy floor 95%

Sensitivity live

Price	-10% $92	-5% $47	+0% $2	+5% $-44	+10% $-89
Rent	-10% $-127	-5% $-63	+0% $2	+5% $66	+10% $130
Rate	-1.0pp $82	-0.5pp $42	base $2	+0.5pp $-40	+1.0pp $-82

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	22d	1	0.35mi
6345 SW 115th Street Rd Ocala, FL	2.0	2.0	1008	$1,400	$1.39	22d	1	0.35mi
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	22d	1	0.51mi
10312 SW 61st Terrace Rd Ocala, FL	2.0	2.0	1008	$1,650	$1.64	22d	1	0.66mi
9853 SW 59th Cir Ocala, FL	2.0	1.0	935	$1,500	$1.60	14d	1	0.98mi
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	14d	1	1.05mi

Listing history 5 events

1. 2026-06-19
   pricedays on marketlisting id $160,000 Active 1 DOM
2. 2026-06-18
   days on market $140,000 Active 3 DOM
3. 2026-06-17
   days on market $140,000 Active 2 DOM
4. 2026-06-16
   remarks 414-char remark
5. 2026-06-16
   listed $140,000 Active 1 DOM

ⓘ 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: $3,748 · $312/mo
• Projected year-2 tax: $3,748 · $312/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,537
• − Mortgage interest: −$8,962
• − Property taxes: −$3,748
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$4,655
• Taxable loss: −$2,551
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $633/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

+204.9% since first listed

10 events — show timeline

• 2026-06-16 Listed $140,000 FSBO.com
• 2020-10-29 Sold (Public Records) $112,000 Public Records
• 2020-10-23 Sold (MLS) $112,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-04 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-04-27 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-06-17 Listed $105,900 Stellar MLS as Distributed by MLS Grid
• 1995-07-17 Sold (Public Records) $46,000 Public Records
• 1987-08-01 Sold (Public Records) $45,924 Public Records

Property tax history

+20.1%/yr

Latest (2025): $3,748 · +7.1% YoY. Source: county tax records.