10986 SW 83rd Ave · Liberty Triangle, FL 34481

$179,000

2 bd · 2.0 ba · 992 sqft · SingleFamily public records · 48 Days on market

Built 1988 8,276 sqft lot $180/sqft · 8% below area Est $194k · 8% under $150/mo HOA · 9% 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 +10.9/15.0
• Cash flow +10.8/30.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT PRICE FOR A TWO BEDROOM, TWO BATH HOME IN OAK RUN ESTATES. HOME FEATURES TILE FLOORING IN LIVING ROOM, KITCHEN, DINING ROOM, HALLWAY AND BATHS. LIVING ROOM IS NOW BE USED AS DINING ROOM, AND DINING ROOM AS SITTING AREA. MASTER BEDROOM IS GOOD SIZE, AND HAS LAMINATE WOOD FLOORING, AND A SPACIOUS WALK IN CLOSET. MASTER BATHROOM HAS A WALK IN SHOWER AND TILE FLOORING. GUEST BEDROOM ALSO GOOD SIZE AND CURRENTLY BEING USED AS AN OFFICE/DEN, GUEST BATH NICE AND ROOMY WITH A TUB/SHOWER COMBINATION. KITCHEN HAS PLENTY OF CABINET SPACE, UPDATED RANGE HOOD, AND TILE BACKSPLASH. GARAGE IS 16X24, AND HAS INSULATED GARAGE DOOR, AND A WORK BENCH. THE WASHER A DRYER ARE ALSO IN GARAGE. SCREENED ENCLOSED FLORIDA ROOM IS 16X10.BACKYARD OFFERS A BIT OF PRIVACY WITH NO HOME DIRECTLY BEHIND.

Key facts

• Roof updated
• Walk-in bathtub
• Single-level living

Tags

• WALK-IN BATHTUB
• ROOF UPDATED
• NEWER ELECTRICAL PANEL
• SINGLE-LEVEL LIVING
• EASY ACCESS TO SHOPS

Property features AI

Finance

• Other: Senior community; Pets allowed (cats and dogs); Community features: clubhouse, dog park, fitness center, golf carts allowed, golf, pool, tennis courts
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $150; HOA includes cable TV, pool and internet; Association amenities: clubhouse, fitness center, gated community, golf course, maintenance, pickleball courts, pool, recreation facilities, shuffleboard court; Association approval required

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Single family residence; One story; Faces south; Residential, PUD zoning; Homestead property
• Construction: Metal siding; Shingle roof; Slab foundation; Built on one level
• Exterior features: Paved road access; Patio enclosed; Exterior lighting; Sliding doors

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room / dining room combo; Enclosed patio; Sliding doors; Interior lighting
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-81 ($-966/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (11.1% below list).
• Recommended offer: $159k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Liberty Triangle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 1151 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).
• This rent runs 33% of the median local income ($57k/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 48 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,142 (11.1% 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 48 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $193,709
• List price: $179,000
• Delta: -7.59%
• 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
8108 SW 108th Place Rd	0.34mi	2/2.0	992 (0%)	4mo	$160,000	$161	81
11401 SW 85th Ct	0.35mi	2/2.0	1,000 (+1%)	4mo	$187,000	$187	79
11520 SW 85th Ct	0.40mi	2/2.0	988 (-0%)	3mo	$170,000	$172	78
8140 SW 109th Street Rd	0.24mi	2/2.0	1,000 (+1%)	12mo	$204,900	$205	78
10917 SW 82nd Ter	0.20mi	2/2.0	1,032 (+4%)	11mo	$115,000	$111	75
10940 SW 87th Ct	0.48mi	2/2.0	960 (-3%)	2mo	$178,000	$185	71
8431 SW 109th Lane Rd	0.13mi	1/1.0 (-1)	912 (-8%)	4mo	$103,000	$113	68
11140 SW 75th Ter	0.74mi	2/2.0	960 (-3%)	1mo	$135,000	$141	59
8344 SW 107th Pl	0.65mi	2/2.0	960 (-3%)	8mo	$143,200	$149	58
8463 SW 108th Pl	0.39mi	2/2.0	1,100 (+11%)	11mo	$165,000	$150	54
8157 SW 108th Loop	0.58mi	2/2.0	1,101 (+11%)	2mo	$175,000	$159	53
10881 SW 79th Ter	0.58mi	2/2.0	1,112 (+12%)	4mo	$145,000	$130	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-34,047
• Equity at exit: $26,689

10-year hold

• IRR: -12.0%
• Equity multiple: 0.28×
• Total profit: $-35,901
• Equity at exit: $15,477

Cash invested: $50,120 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$939
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$75
• HOA: −$150
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-81

Break-even live

Break-even rent $1,693

Max offer price $164,778

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-30	+0% $-81	+5% $-131	+10% $-182
Rent	-10% $-206	-5% $-143	+0% $-81	+5% $-18	+10% $45
Rate	-1.0pp $10	-0.5pp $-35	base $-81	+0.5pp $-127	+1.0pp $-174

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	21d	1	0.34mi
11112 SW 78th Ave Ocala, FL	2.0	1.0	672	$1,150	$1.71	21d	1	0.54mi
8942 SW 109th Ln Ocala, FL	2.0	2.0	960	$1,450	$1.51	21d	1	0.67mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	21d	1	0.75mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	0.91mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	1.38mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 22 events

1. 2026-06-18
   days on market $179,000 Active 48 DOM
2. 2026-06-17
   days on market $179,000 Active 47 DOM
3. 2026-06-16
   days on market $179,000 Active 46 DOM
4. 2026-06-15
   days on market $179,000 Active 45 DOM
5. 2026-06-14
   days on market $179,000 Active 43 DOM
6. 2026-06-13
   days on market $179,000 Active 42 DOM
7. 2026-06-10
   days on market $179,000 Active 40 DOM
8. 2026-06-09
   days on market $179,000 Active 39 DOM
9. 2026-06-08
   days on market $179,000 Active 38 DOM
10. 2026-06-07
    days on market $179,000 Active 37 DOM
11. 2026-06-03
    days on market $179,000 Active 33 DOM
12. 2026-06-02
    days on market $179,000 Active 32 DOM
13. 2026-06-01
    days on market $179,000 Active 31 DOM
14. 2026-05-31
    days on market $179,000 Active 30 DOM
15. 2026-05-30
    days on market $179,000 Active 29 DOM
16. 2026-05-01
    listed $179,000 Active 1125-char remark
17. 2023-12-12
    soldstatus $170,000 Closed 788-char remark

    Show marketing remark (788 chars)

    GREAT PRICE FOR A TWO BEDROOM, TWO BATH HOME IN OAK RUN ESTATES. HOME FEATURES TILE FLOORING IN LIVING ROOM, KITCHEN, DINING ROOM, HALLWAY AND BATHS. LIVING ROOM IS NOW BE USED AS DINING ROOM, AND DINING ROOM AS SITTING AREA. MASTER BEDROOM IS GOOD SIZE, AND HAS LAMINATE WOOD FLOORING, AND A SPACIOUS WALK IN CLOSET. MASTER BATHROOM HAS A WALK IN SHOWER AND TILE FLOORING. GUEST BEDROOM ALSO GOOD SIZE AND CURRENTLY BEING USED AS AN OFFICE/DEN, GUEST BATH NICE AND ROOMY WITH A TUB/SHOWER COMBINATION. KITCHEN HAS PLENTY OF CABINET SPACE, UPDATED RANGE HOOD, AND TILE BACKSPLASH. GARAGE IS 16X24, AND HAS INSULATED GARAGE DOOR, AND A WORK BENCH. THE WASHER A DRYER ARE ALSO IN GARAGE. SCREENED ENCLOSED FLORIDA ROOM IS 16X10.BACKYARD OFFERS A BIT OF PRIVACY WITH NO HOME DIRECTLY BEHIND.

18. 2023-11-04
    status Pending 788-char remark

    Show marketing remark (788 chars)

    GREAT PRICE FOR A TWO BEDROOM, TWO BATH HOME IN OAK RUN ESTATES. HOME FEATURES TILE FLOORING IN LIVING ROOM, KITCHEN, DINING ROOM, HALLWAY AND BATHS. LIVING ROOM IS NOW BE USED AS DINING ROOM, AND DINING ROOM AS SITTING AREA. MASTER BEDROOM IS GOOD SIZE, AND HAS LAMINATE WOOD FLOORING, AND A SPACIOUS WALK IN CLOSET. MASTER BATHROOM HAS A WALK IN SHOWER AND TILE FLOORING. GUEST BEDROOM ALSO GOOD SIZE AND CURRENTLY BEING USED AS AN OFFICE/DEN, GUEST BATH NICE AND ROOMY WITH A TUB/SHOWER COMBINATION. KITCHEN HAS PLENTY OF CABINET SPACE, UPDATED RANGE HOOD, AND TILE BACKSPLASH. GARAGE IS 16X24, AND HAS INSULATED GARAGE DOOR, AND A WORK BENCH. THE WASHER A DRYER ARE ALSO IN GARAGE. SCREENED ENCLOSED FLORIDA ROOM IS 16X10.BACKYARD OFFERS A BIT OF PRIVACY WITH NO HOME DIRECTLY BEHIND.

19. 2023-10-27
    listed $169,900 Active 788-char remark

    Show marketing remark (788 chars)

    GREAT PRICE FOR A TWO BEDROOM, TWO BATH HOME IN OAK RUN ESTATES. HOME FEATURES TILE FLOORING IN LIVING ROOM, KITCHEN, DINING ROOM, HALLWAY AND BATHS. LIVING ROOM IS NOW BE USED AS DINING ROOM, AND DINING ROOM AS SITTING AREA. MASTER BEDROOM IS GOOD SIZE, AND HAS LAMINATE WOOD FLOORING, AND A SPACIOUS WALK IN CLOSET. MASTER BATHROOM HAS A WALK IN SHOWER AND TILE FLOORING. GUEST BEDROOM ALSO GOOD SIZE AND CURRENTLY BEING USED AS AN OFFICE/DEN, GUEST BATH NICE AND ROOMY WITH A TUB/SHOWER COMBINATION. KITCHEN HAS PLENTY OF CABINET SPACE, UPDATED RANGE HOOD, AND TILE BACKSPLASH. GARAGE IS 16X24, AND HAS INSULATED GARAGE DOOR, AND A WORK BENCH. THE WASHER A DRYER ARE ALSO IN GARAGE. SCREENED ENCLOSED FLORIDA ROOM IS 16X10.BACKYARD OFFERS A BIT OF PRIVACY WITH NO HOME DIRECTLY BEHIND.

20. 2011-09-29
    soldstatus $35,000

    Show marketing remark (481 chars)

    Cute 2/2 in 55+ community Oak Run. Screened porch in the back, kitchen, living room, 1 car garage, come take a look! Appliances convey if on property at time of closing. Click HomePath.com for Special Offers or for more details. Eligibility Restrictions Apply. ''It is strongly encouraged that an offer includes proof of funds (if cash offer) or pre-approval (if financing) and is a requirement for seller's final acceptance. '' Appliances convey if on property at time of closing.

21. 2011-02-21
    listed $35,000

    Show marketing remark (481 chars)

    Cute 2/2 in 55+ community Oak Run. Screened porch in the back, kitchen, living room, 1 car garage, come take a look! Appliances convey if on property at time of closing. Click HomePath.com for Special Offers or for more details. Eligibility Restrictions Apply. ''It is strongly encouraged that an offer includes proof of funds (if cash offer) or pre-approval (if financing) and is a requirement for seller's final acceptance. '' Appliances convey if on property at time of closing.

22. 1988-02-01
    soldstatus $51,800

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $2,093 · $174/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 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: $19,097
• − Mortgage interest: −$10,027
• − Property taxes: −$2,093
• − Insurance: −$895
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − HOA: −$1,800
• − Depreciation: −$5,207
• Taxable loss: −$3,981
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $-11/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): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• 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

+245.6% since first listed

7 events — show timeline

• 2026-05-01 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-12 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-27 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2011-09-29 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2011-02-21 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 1988-02-01 Sold (Public Records) $51,800 Public Records

Property tax history

+12.6%/yr

Latest (2025): $2,093 · +0.9% YoY. Source: county tax records.