1913 NW 50th Cir · Ocala, FL 34482

$155,000

2 bd · 2.0 ba · 1,182 sqft · SingleFamily public records · 300 Days on market

Built 1995 4,356 sqft lot $131/sqft · 38% below area Est $250k · 38% under $278/mo HOA · 13% of rent ↓ 5% since listing

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Why this score? — see what drove the B 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.3/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This MOTIVATED SELLER just made a $5000 dollar PRICE IMPROVEMENT & OFFERING $5000 TOWARDS BUYERS CLOSING COSTS! This well cared for, attractive 1,182 sq ft split 2-bedroom, 2-bathroom, 2 car garage home, is located in the premier 55+ active adult golf community of Ocala Palms, a guard gated community that offers an exceptional lifestyle for it's discerning residents. Nestled in NW Ocala, the homeowners in this well established community enjoy fabulous amenities, you will never be bored in Ocala Palms with the aerobics, floor and water, arts, crafts, billiards, bingo, bowling leagues, book clubs, chess clubs, karaoke, line dancing, pickleball and way too much more to mention. More than enough ensuring that you will always have something to do. This stunning home is a must see 2-bedroom, 2-bathroom split plan with inviting dining and living rooms is sure to please. The comfortable and easy to cook in kitchen leads to the dining and cozy living room area. Continue on through the sliding doors you will find a glass enclosed lanai, perfect place for your morning coffee or late afternoon cocktail. The ensuite has a large walk in closet, and direct access to the lanai as well. Roof: 2016 HVAC: 2022

Key facts

• Glass enclosed lanai
• Split plan
• Large walk in closet

Tags

• SPLIT PLAN
• GUARD GATED COMMUNITY
• GLASS ENCLOSED LANAI
• LARGE WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.1% 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.
• Zoned schools: Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents rising fast (+11.1%/yr); 670 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.33% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 6.3

CMA / ARV

• ARV (median comp): $250,272
• List price: $155,000
• Delta: -38.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 NW 50th Cir	0.05mi	2/2.0	1,140 (-4%)	20mo	$215,000	$189	75
2251 NW 50th Ave	0.24mi	2/2.0	1,341 (+14%)	5mo	$249,900	$186	62
1384 NW 48th Ter	0.44mi	3/2.0 (+1)	1,263 (+7%)	2mo	$262,790	$208	61
1089 NW 52nd Ct	0.64mi	3/2.0 (+1)	1,181 (-0%)	17mo	$220,000	$186	51
5190 NW 26th Ln	0.53mi	2/2.0	1,344 (+14%)	2mo	$215,000	$160	50
1035 NW 52nd Ct	0.66mi	3/2.0 (+1)	1,181 (-0%)	17mo	$215,000	$182	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.26×
• Total profit: $11,192
• Equity at exit: $23,111

10-year hold

• IRR: 20.0%
• Equity multiple: 3.13×
• Total profit: $92,452
• Equity at exit: $13,402

Cash invested: $43,400 (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 34482

• Rents YoY: 11.1%
• Active inventory: 670
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$813
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$65
• HOA: −$278
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $397

Break-even live

Break-even rent $1,561

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $485	-5% $441	+0% $397	+5% $353	+10% $309
Rent	-10% $234	-5% $315	+0% $397	+5% $478	+10% $560
Rate	-1.0pp $475	-0.5pp $436	base $397	+0.5pp $357	+1.0pp $316

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	23d	1	0.01mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	23d	1	0.04mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	23d	1	0.05mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	23d	1	0.06mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	15d	1	0.36mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	23d	1	0.36mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	23d	1	0.75mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$1,785	$1.53	23d	1	0.81mi
1017 NW 57th Ct Unit 1019 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	0.94mi
985 NW 57th Ct Unit 987 Ocala, FL	3.0	2.0	1162	$1,697	$1.46	23d	1	0.95mi
985 NW 57th Ct Unit 985 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	0.95mi
5811 NW 10th St Unit 5811 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	0.97mi
933 NW 57th Ct Unit 935 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	0.98mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	23d	1	1.04mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	15d	1	1.06mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	23d	1	1.06mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	23d	1	1.11mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	23d	1	1.13mi
311 NW 60th Ave Ocala, FL	3.0	2.0	1462	$1,900	$1.30	23d	1	1.48mi

HOA detail

• Monthly dues: $278 · $3,336/yr
• Likely covers: watersecurity

Listing history 18 events

1. 2026-06-22
   days on market $155,000 Active 300 DOM
2. 2026-06-18
   days on market $155,000 Active 297 DOM
3. 2026-06-17
   days on market $155,000 Active 296 DOM
4. 2026-06-16
   days on market $155,000 Active 295 DOM
5. 2026-06-15
   days on market $155,000 Active 294 DOM
6. 2026-06-14
   days on market $155,000 Active 292 DOM
7. 2026-06-13
   days on market $155,000 Active 291 DOM
8. 2026-06-10
   days on market $155,000 Active 289 DOM
9. 2026-06-09
   days on market $155,000 Active 288 DOM
10. 2026-06-08
    days on market $155,000 Active 287 DOM
11. 2026-06-07
    days on market $155,000 Active 286 DOM
12. 2026-06-03
    days on market $155,000 Active 282 DOM
13. 2026-06-02
    days on market $155,000 Active 281 DOM
14. 2026-05-31
    days on market $155,000 Active 279 DOM
15. 2026-05-30
    days on market $155,000 Active 278 DOM
16. 2026-03-04
    price $174,900 1218-char remark

    Show marketing remark (1218 chars)

    This MOTIVATED SELLER just made a $5000 dollar PRICE IMPROVEMENT & OFFERING $5000 TOWARDS BUYERS CLOSING COSTS! This well cared for, attractive 1,182 sq ft split 2-bedroom, 2-bathroom, 2 car garage home, is located in the premier 55+ active adult golf community of Ocala Palms, a guard gated community that offers an exceptional lifestyle for it's discerning residents. Nestled in NW Ocala, the homeowners in this well established community enjoy fabulous amenities, you will never be bored in Ocala Palms with the aerobics, floor and water, arts, crafts, billiards, bingo, bowling leagues, book clubs, chess clubs, karaoke, line dancing, pickleball and way too much more to mention. More than enough ensuring that you will always have something to do. This stunning home is a must see 2-bedroom, 2-bathroom split plan with inviting dining and living rooms is sure to please. The comfortable and easy to cook in kitchen leads to the dining and cozy living room area. Continue on through the sliding doors you will find a glass enclosed lanai, perfect place for your morning coffee or late afternoon cocktail. The ensuite has a large walk in closet, and direct access to the lanai as well. Roof: 2016 HVAC: 2022

17. 2026-02-06
    price $179,900 1218-char remark

    Show marketing remark (1218 chars)

    This MOTIVATED SELLER just made a $5000 dollar PRICE IMPROVEMENT & OFFERING $5000 TOWARDS BUYERS CLOSING COSTS! This well cared for, attractive 1,182 sq ft split 2-bedroom, 2-bathroom, 2 car garage home, is located in the premier 55+ active adult golf community of Ocala Palms, a guard gated community that offers an exceptional lifestyle for it's discerning residents. Nestled in NW Ocala, the homeowners in this well established community enjoy fabulous amenities, you will never be bored in Ocala Palms with the aerobics, floor and water, arts, crafts, billiards, bingo, bowling leagues, book clubs, chess clubs, karaoke, line dancing, pickleball and way too much more to mention. More than enough ensuring that you will always have something to do. This stunning home is a must see 2-bedroom, 2-bathroom split plan with inviting dining and living rooms is sure to please. The comfortable and easy to cook in kitchen leads to the dining and cozy living room area. Continue on through the sliding doors you will find a glass enclosed lanai, perfect place for your morning coffee or late afternoon cocktail. The ensuite has a large walk in closet, and direct access to the lanai as well. Roof: 2016 HVAC: 2022

18. 2025-08-25
    listed $184,900 Active 1218-char remark

    Show marketing remark (1218 chars)

    This MOTIVATED SELLER just made a $5000 dollar PRICE IMPROVEMENT & OFFERING $5000 TOWARDS BUYERS CLOSING COSTS! This well cared for, attractive 1,182 sq ft split 2-bedroom, 2-bathroom, 2 car garage home, is located in the premier 55+ active adult golf community of Ocala Palms, a guard gated community that offers an exceptional lifestyle for it's discerning residents. Nestled in NW Ocala, the homeowners in this well established community enjoy fabulous amenities, you will never be bored in Ocala Palms with the aerobics, floor and water, arts, crafts, billiards, bingo, bowling leagues, book clubs, chess clubs, karaoke, line dancing, pickleball and way too much more to mention. More than enough ensuring that you will always have something to do. This stunning home is a must see 2-bedroom, 2-bathroom split plan with inviting dining and living rooms is sure to please. The comfortable and easy to cook in kitchen leads to the dining and cozy living room area. Continue on through the sliding doors you will find a glass enclosed lanai, perfect place for your morning coffee or late afternoon cocktail. The ensuite has a large walk in closet, and direct access to the lanai as well. Roof: 2016 HVAC: 2022

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$353/yr (+$29/mo · 37.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,760
• − Mortgage interest: −$8,682
• − Property taxes: −$934
• − Insurance: −$775
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − HOA: −$3,336
• − Depreciation: −$4,509
• Taxable income: $2,562
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $4,147/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): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

-5.4% since first listed

3 events — show timeline

• 2026-03-04 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Listed $184,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $934 · +30.5% YoY. Source: county tax records.