617 SE 35th St · Ocala, FL 34471

$220,000

3 bd · 2.0 ba · 1,292 sqft · SingleFamily public records · 40 Days on market

Built 1974 0.32 ac lot Est $190k · 16% over

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Why this score? — see what drove the F 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 +14.9/30.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Well-maintained 3-bedroom, 2-bath concrete block home situated on a corner lot in the Country Gardens area of Ocala. This property sits on . 32 acres and offers a spacious fenced backyard with plenty of room for outdoor living, gardening, or pets. The home features 1,292 sq ft of living space, appliances replaced within the last few years, including refrigerator, dishwasher, range, and microwave. Enjoy the convenience of an attached garage, plus additional storage areas and a small workshop in the backyard, providing excellent space for tools, hobbies, or extra storage. Recent improvements include a roof replacement in 2020, HVAC system replaced in 20

Key facts

• Appliances replaced
• Attached garage
• Corner lot

Tags

• CORNER LOT
• SPACIOUS FENCED BACKYARD
• OUTDOOR LIVING
• APPLIANCES REPLACED
• ATTACHED GARAGE
• ADDITIONAL STORAGE AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $63 ($754/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 $176k (19.9% below list).
• Recommended offer: $176k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Ocala — 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 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 soft (-0.6%/yr); 311 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 32% 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 $7k 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 40 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $220k implies a 700% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,264 (19.9% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $189,924
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2921 SE 28th Rd	0.60mi	3/2.0	1,273 (-2%)	21mo	$275,000	$216	52
2621 SE 7th Ct	0.64mi	3/1.0	1,391 (+8%)	10mo	$205,000	$147	46
921 SE 28th Rd	0.52mi	4/1.0 (+1)	1,404 (+9%)	21mo	$190,000	$135	35
729 SE 26th St	0.70mi	3/1.0	1,470 (+14%)	20mo	$201,368	$137	24

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-36,903
• Equity at exit: $32,803

10-year hold

• IRR: -15.4%
• Equity multiple: 0.23×
• Total profit: $-47,311
• Equity at exit: $19,022

Cash invested: $61,600 (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 34471

• Rents YoY: -0.6%
• Active inventory: 311
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $63

Break-even live

Break-even rent $1,683

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $187	-5% $125	+0% $63	+5% $1	+10% $-62
Rent	-10% $-76	-5% $-7	+0% $63	+5% $132	+10% $202
Rate	-1.0pp $174	-0.5pp $119	base $63	+0.5pp $6	+1.0pp $-52

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3140 SE 1st Ave Ocala, FL	1.0–2.0	1.0–2.0	800	$1,249	$1.56	14d	5	0.30mi
3001 SE Lake Weir Ave Ocala, FL	1.0–3.0	1.0–2.0	812	$1,894	$2.33	14d	16	0.75mi
908 SE 23rd St Ocala, FL	3.0	2.0	1640	$1,800	$1.10	14d	1	0.85mi
510 SW 28th St Ocala, FL	3.0	2.0	1771	$2,250	$1.27	14d	1	0.89mi
3821 SW 7th Avenue Rd Ocala, FL	3.0	2.0	1673	$1,800	$1.08	14d	1	0.92mi
691 SE 19th St Ocala, FL	3.0	2.0	1424	$1,800	$1.26	22d	1	1.08mi
2201 SE 14th Ave Ocala, FL	2.0	1.5	1050	$1,162	$1.11	14d	2	1.09mi
1850 SE 18th Ave Ocala, FL	1.0–3.0	1.0–2.0	999	$2,097	$2.10	14d	51	1.28mi
2270 SE 34th St Ocala, FL	2.0	1.5	1022	$1,500	$1.47	14d	1	1.40mi

Listing history 5 events

1. 2026-04-19
   status Pending
2. 2026-04-13
   price $220,000
3. 2026-03-27
   price $234,900
4. 2026-03-09
   listed $240,000 Active
5. 1977-05-01
   soldstatus $27,500

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$815/yr (+$68/mo · 80.6%)

ⓘ 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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,152
• − Mortgage interest: −$12,323
• − Property taxes: −$1,011
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$6,400
• Taxable loss: −$3,067
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $1,490/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 — 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

• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 28,342
• Household income: $65,789
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1494.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 11% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 3% Dominican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 86% English-only · Spanish 11% Other Asian/Pacific 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: ▼ -176.55%
• Current HPI: 224.1709
• Rent YoY: ▼ -0.64%
• 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

+700.0% since first listed

5 events — show timeline

• 2026-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 1977-05-01 Sold (Public Records) $27,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,011 · +27.4% YoY. Source: county tax records.