30 Olive Circle Loop · Silver Springs Shores, FL 34472

$264,900

3 bd · 2.0 ba · 1,804 sqft · SingleFamily public records · 37 Days on market

Built 1998 0.26 ac lot Est $299k · 12% under

---

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 +12.7/15.0
• Cash flow +9.1/30.0
• Appreciation +8.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

BEAUTIFUL SPLIT PLAN WITH 3 BEDROOM, 2 BATH AND 2 CAR GARAGE. PLUS EXTRA ROOM FOR OFFICE, DEN OR PLAY/GAME ROOM. VAULTED CEILINGS IN GREAT ROOM FOR OPENNESS AND LOTS OF NATURAL LIGHT. INDOOR LAUNDRY. LARGE BEDROOMS AND CLOSETS FOR PLENTY OF STORAGE. FENCED BACKYARD WITH FRUIT TREES, GARDEN SPACE AND SHED. THIS LOVELY ONE OWNER HOME HAS BEEN VERY WELL MAINTAINED. CONVENIENT TO OCALA, BELLEVIEW AND LAKE WEIR.

Key facts

• Double-sink vanity
• Cozy florida room
• Walk-in closet

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COZY FLORIDA ROOM
• WALK-IN CLOSET
• DOUBLE-SINK VANITY

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: R1; Living area about 1,804 square feet (public records); Total building area about 2,373 square feet
• HOA & community: Not in a development

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residence; One-story; Southeast facing
• Construction: Block, concrete and stucco construction; Shingle roof; Block foundation; Built on a single level
• Exterior features: Front porch; Patio; Exterior lighting; Chain link fencing; Paved road access; Lot dimensions approximately 88 x 128 (0.26 acres)

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; High ceilings; Open floorplan; Thermostat
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (28.7% below list).
• Recommended offer: $189k (28.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, amenities 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.
• Zoned schools: Belleview Elementary School (math 48% / reading 44%, grade D-, #1,234 of 2,144 statewide, top 58%, 650 students, 73% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL).
• Market conditions: Rents flat; 683 active listings in the ZIP; 4 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 35% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $135k; list at $265k implies a 96% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,791 (28.7% 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 37 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.71% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $299,464
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Oak Cir	0.13mi	4/2.0 (+1)	1,683 (-7%)	14mo	$279,900	$166	66
9151 SE 106th Pl	0.50mi	3/2.5	1,680 (-7%)	21mo	$210,000	$125	46
23 Oak Pass Loop	0.72mi	3/2.0	1,557 (-14%)	11mo	$269,000	$173	34
10735 SE 94th Ave	0.74mi	3/2.0	1,936 (+7%)	23mo	$375,000	$194	34
9370 SE 106th Pl	0.70mi	3/2.0	1,600 (-11%)	22mo	$259,990	$162	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.77×
• Total profit: $57,277
• Equity at exit: $165,399

10-year hold

• IRR: 11.7%
• Equity multiple: 3.28×
• Total profit: $169,267
• Equity at exit: $298,974

Cash invested: $74,172 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 683
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-202

Break-even live

Break-even rent $2,144

Max offer price $229,226

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-127	+0% $-202	+5% $-277	+10% $-352
Rent	-10% $-351	-5% $-277	+0% $-202	+5% $-127	+10% $-53
Rate	-1.0pp $-69	-0.5pp $-135	base $-202	+0.5pp $-271	+1.0pp $-340

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Olive Cir Ocala, FL	3.0	2.0	1459	$1,800	$1.23	15d	1	0.31mi
106 Oak Cir Ocala, FL	3.0	2.0	1453	$1,795	$1.24	15d	1	0.37mi
5 Olive Dr Ocala, FL	3.0	2.0	1450	$1,800	$1.24	23d	1	0.48mi
226 Oak Cir Ocala, FL	3.0	2.0	1406	$1,675	$1.19	15d	1	1.12mi

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-04-04
   listed $264,900 Active
3. 2017-07-10
   soldstatus $135,000
4. 2017-07-06
   soldstatus $135,000 410-char remark

   Show marketing remark (410 chars)

   BEAUTIFUL SPLIT PLAN WITH 3 BEDROOM, 2 BATH AND 2 CAR GARAGE. PLUS EXTRA ROOM FOR OFFICE, DEN OR PLAY/GAME ROOM. VAULTED CEILINGS IN GREAT ROOM FOR OPENNESS AND LOTS OF NATURAL LIGHT. INDOOR LAUNDRY. LARGE BEDROOMS AND CLOSETS FOR PLENTY OF STORAGE. FENCED BACKYARD WITH FRUIT TREES, GARDEN SPACE AND SHED. THIS LOVELY ONE OWNER HOME HAS BEEN VERY WELL MAINTAINED. CONVENIENT TO OCALA, BELLEVIEW AND LAKE WEIR.

5. 2017-01-27
   listed $135,000 410-char remark

   Show marketing remark (410 chars)

   BEAUTIFUL SPLIT PLAN WITH 3 BEDROOM, 2 BATH AND 2 CAR GARAGE. PLUS EXTRA ROOM FOR OFFICE, DEN OR PLAY/GAME ROOM. VAULTED CEILINGS IN GREAT ROOM FOR OPENNESS AND LOTS OF NATURAL LIGHT. INDOOR LAUNDRY. LARGE BEDROOMS AND CLOSETS FOR PLENTY OF STORAGE. FENCED BACKYARD WITH FRUIT TREES, GARDEN SPACE AND SHED. THIS LOVELY ONE OWNER HOME HAS BEEN VERY WELL MAINTAINED. CONVENIENT TO OCALA, BELLEVIEW AND LAKE WEIR.

ⓘ 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: $2,326 · $194/mo
• Projected year-2 tax: $2,326 · $194/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,655
• − Mortgage interest: −$14,839
• − Property taxes: −$2,326
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$7,706
• Taxable loss: −$7,165
• Est. tax savings @ 24.0%: +$1,720
• After-tax cash flow: $-704/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D Housing A+ Health & safety A- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% Other Indo-European 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+96.2% since first listed

5 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Listed $264,900 Stellar MLS as Distributed by MLS Grid
• 2017-07-10 Sold (Public Records) $135,000 Public Records
• 2017-07-06 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-27 Listed $135,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $2,326 · +11.8% YoY. Source: county tax records.