4560 SW 52nd Cir #101 · Ocala, FL 34474

$179,900

2 bd · 2.0 ba · 1,490 sqft · Condo · 229 Days on market

Built 2006 Fair condition $121/sqft · 21% below area Est $227k · 21% under $364/mo HOA · 22% 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 +6.7/30.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brighton at Fore Ranch—resort-style living in a gated SW Ocala community! This well-designed first floor 2 bedroom, 2 bathroom condo + den/office offers a smart split bedroom plan, and a screen-enclosed lanai for easy indoor-outdoor living. No stairs in this unit at all. Attached garage for convenient parking! Enjoy Fore Ranch amenities: clubhouse with fitness and game room, resort pool & splash pad, playgrounds, lighted tennis and basketball courts, soccer field, sand volleyball, and miles of sidewalks/trails. Prime location just off SR-200—close to Market Street at Heath Brook, Paddock Mall, I-75, medical centers, and a short drive to the World Equestrian Center.

Key facts

• Gated community
• Resort pool
• Splash pad

Tags

• GATED COMMUNITY
• SCREEN-ENCLOSED LANAI
• CLUBHOUSE WITH FITNESS
• RESORT POOL
• SPLASH PAD
• LIGHTED TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (7.4% below list).
• Recommended offer: $138k (23.4% below list) — sets the bar for cash-flow.

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 flat; 295 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 31% of the median local income ($65k/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 $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

• It's been on market 229 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $137,743 (23.4% 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 229 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 9.0

CMA / ARV

• ARV (median comp): $226,809
• List price: $179,900
• Delta: -20.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -32.6%
• Equity multiple: -0.04×
• Total profit: $-52,150
• Equity at exit: $26,824

10-year hold

• IRR: -68.5%
• Equity multiple: -0.72×
• Total profit: $-86,468
• Equity at exit: $15,554

Cash invested: $50,372 (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 34474

• Home prices YoY: -28.4%
• Rents YoY: 0.1%
• Active inventory: 295
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$364
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-291

Break-even live

Break-even rent $2,034

Max offer price $137,743

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-229	+0% $-291	+5% $-354	+10% $-416
Rent	-10% $-423	-5% $-357	+0% $-291	+5% $-226	+10% $-160
Rate	-1.0pp $-201	-0.5pp $-246	base $-291	+0.5pp $-338	+1.0pp $-385

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4550 SW 52nd Cir #104 Ocala, FL	2.0	2.0	1864	$1,600	$0.86	21d	1	0.03mi
4401 SW 52nd Cir Unit 101 Ocala, FL	2.0	2.0	1490	$1,600	$1.07	21d	1	0.11mi
4304 SW 54th Ct Ocala, FL	3.0	2.0	1714	$1,900	$1.11	21d	1	0.12mi
4970 SW 45th St Ocala, FL	3.0	2.5	1542	$1,800	$1.17	14d	1	0.28mi
4480 SW 49th Ave Unit 1 Ocala, FL	2.0	2.5	1134	$1,550	$1.37	14d	1	0.32mi
4820 SW 48th Ave Ocala, FL	1.0–3.0	1.0–2.0	1149	$1,864	$1.62	14d	34	0.49mi
4545 SW 38th Pl Unit A Ocala, FL	2.0	2.0	1248	$1,200	$0.96	21d	1	0.87mi
4535 SW 54th Street Rd Ocala, FL	1.0–3.0	1.0–2.0	1024	$1,834	$1.79	14d	37	1.03mi
3821 SW 43rd Ct Ocala, FL	2.0	2.5	1259	$1,565	$1.24	14d	4	1.09mi
5697 SW 49th Rd Ocala, FL	1.0–3.0	1.0–2.0	1016	$1,619	$1.59	14d	17	1.15mi
4900 SW 46th Ct Ocala, FL	1.0–3.0	1.0–2.0	1178	$1,472	$1.25	14d	32	1.20mi
5101 SW 60th Street Rd Ocala, FL	1.0–3.0	1.0–2.0	1228	$1,713	$1.39	14d	28	1.24mi
3640 SW 38th Ter Ocala, FL	1.0–3.0	1.0–3.0	1209	$1,856	$1.54	21d	23	1.41mi
6150 SW 60th Ave Ocala, FL	2.0	2.0	1170	$1,520	$1.30	14d	19	1.41mi

HOA detail condo

• Monthly dues: $364 · $4,368/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-15
   remarks 683-char remark
2. 2026-06-15
   status $179,900 Pending 229 DOM
3. 2026-06-15
   days on market $179,900 Active 229 DOM
4. 2026-06-14
   days on market $179,900 Active 227 DOM
5. 2026-06-13
   days on market $179,900 Active 226 DOM
6. 2026-06-10
   days on market $179,900 Active 224 DOM
7. 2026-06-09
   days on market $179,900 Active 223 DOM
8. 2026-06-08
   days on market $179,900 Active 222 DOM
9. 2026-06-07
   days on market $179,900 Active 221 DOM
10. 2026-06-03
    days on market $179,900 Active 217 DOM
11. 2026-06-02
    days on market $179,900 Active 216 DOM
12. 2026-05-31
    days on market $179,900 Active 214 DOM
13. 2026-05-30
    days on market $179,900 Active 213 DOM
14. 2026-05-20
    price $179,900 691-char remark

    Show marketing remark (691 chars)

    Brighton at Fore Ranch—resort-style living in a gated SW Ocala community! This well-designed first floor 2 bedroom, 2 bathroom condo + den/office offers a smart split bedroom plan, and a screen-enclosed lanai for easy indoor-outdoor living. No stairs in this unit at all. Attached garage for convenient parking! Enjoy Fore Ranch amenities: clubhouse with fitness and game room, resort pool & splash pad, playgrounds, lighted tennis and basketball courts, soccer field, sand volleyball, and miles of sidewalks/trails. Prime location just off SR-200—close to Market Street at Heath Brook, Paddock Mall, I-75, medical centers, and a short drive to the World Equestrian Center.

15. 2026-04-22
    price $182,500 691-char remark

    Show marketing remark (691 chars)

    Brighton at Fore Ranch—resort-style living in a gated SW Ocala community! This well-designed first floor 2 bedroom, 2 bathroom condo + den/office offers a smart split bedroom plan, and a screen-enclosed lanai for easy indoor-outdoor living. No stairs in this unit at all. Attached garage for convenient parking! Enjoy Fore Ranch amenities: clubhouse with fitness and game room, resort pool & splash pad, playgrounds, lighted tennis and basketball courts, soccer field, sand volleyball, and miles of sidewalks/trails. Prime location just off SR-200—close to Market Street at Heath Brook, Paddock Mall, I-75, medical centers, and a short drive to the World Equestrian Center.

16. 2026-03-13
    price $184,900 691-char remark

    Show marketing remark (691 chars)

    Brighton at Fore Ranch—resort-style living in a gated SW Ocala community! This well-designed first floor 2 bedroom, 2 bathroom condo + den/office offers a smart split bedroom plan, and a screen-enclosed lanai for easy indoor-outdoor living. No stairs in this unit at all. Attached garage for convenient parking! Enjoy Fore Ranch amenities: clubhouse with fitness and game room, resort pool & splash pad, playgrounds, lighted tennis and basketball courts, soccer field, sand volleyball, and miles of sidewalks/trails. Prime location just off SR-200—close to Market Street at Heath Brook, Paddock Mall, I-75, medical centers, and a short drive to the World Equestrian Center.

17. 2026-01-26
    price $187,500 691-char remark

    Show marketing remark (691 chars)

    Brighton at Fore Ranch—resort-style living in a gated SW Ocala community! This well-designed first floor 2 bedroom, 2 bathroom condo + den/office offers a smart split bedroom plan, and a screen-enclosed lanai for easy indoor-outdoor living. No stairs in this unit at all. Attached garage for convenient parking! Enjoy Fore Ranch amenities: clubhouse with fitness and game room, resort pool & splash pad, playgrounds, lighted tennis and basketball courts, soccer field, sand volleyball, and miles of sidewalks/trails. Prime location just off SR-200—close to Market Street at Heath Brook, Paddock Mall, I-75, medical centers, and a short drive to the World Equestrian Center.

18. 2025-12-23
    price $192,500 691-char remark

    Show marketing remark (691 chars)

    Brighton at Fore Ranch—resort-style living in a gated SW Ocala community! This well-designed first floor 2 bedroom, 2 bathroom condo + den/office offers a smart split bedroom plan, and a screen-enclosed lanai for easy indoor-outdoor living. No stairs in this unit at all. Attached garage for convenient parking! Enjoy Fore Ranch amenities: clubhouse with fitness and game room, resort pool & splash pad, playgrounds, lighted tennis and basketball courts, soccer field, sand volleyball, and miles of sidewalks/trails. Prime location just off SR-200—close to Market Street at Heath Brook, Paddock Mall, I-75, medical centers, and a short drive to the World Equestrian Center.

19. 2025-10-29
    listed $195,000 Active 691-char remark

    Show marketing remark (691 chars)

    Brighton at Fore Ranch—resort-style living in a gated SW Ocala community! This well-designed first floor 2 bedroom, 2 bathroom condo + den/office offers a smart split bedroom plan, and a screen-enclosed lanai for easy indoor-outdoor living. No stairs in this unit at all. Attached garage for convenient parking! Enjoy Fore Ranch amenities: clubhouse with fitness and game room, resort pool & splash pad, playgrounds, lighted tennis and basketball courts, soccer field, sand volleyball, and miles of sidewalks/trails. Prime location just off SR-200—close to Market Street at Heath Brook, Paddock Mall, I-75, medical centers, and a short drive to the World Equestrian Center.

20. 2025-08-26
    historical
21. 2025-01-15
    price $210,000
22. 2024-08-26
    listed $235,000 Active
23. 2019-10-11
    soldstatus $130,000
24. 2019-09-06
    listed $127,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,989
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − HOA: −$4,368
• − Depreciation: −$5,233
• Taxable loss: −$6,486
• Est. tax savings @ 24.0%: +$1,557
• After-tax cash flow: $-1,939/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires a moderate level of repairs and maintenance, including a fresh paint job and landscaping improvements. With these updates, it could become a move-in-ready property with increased resale and rental value.

Repairs flagged

• Major paint — several areas of peeling paint
• Major landscaping — overgrown areas and lack of maintenance

Value-add opportunities

• Both paint job — Fresh paint can significantly improve the home's curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping can enhance the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · several areas of peeling paint	Major	$15,000–50,000
landscaping · overgrown areas and lack of maintenance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint job — Fresh paint can significantly improve the home's curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping can enhance the home's curb appeal and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 20,258
• Household income: $65,291
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 1062.0

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 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 25% Black 13% Two or more races 8% Asian 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% Other Indo-European 4% Vietnamese 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: ▼ -78.16%
• Current HPI: 196.5607
• Rent YoY: ▲ 0.12%
• 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

+41.7% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $182,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $187,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Price Changed $192,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-26 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-11 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-06 Listed $127,000 Stellar MLS as Distributed by MLS Grid