8121 SW 107th Pl · Liberty Triangle, FL 34481

$182,248

2 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 40 Days on market

Built 1988 10,019 sqft lot $131/sqft · at area comps Est $188k · at est. $123/mo HOA · 8% 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).

• Cash flow +14.5/30.0
• ARV discount +8.9/15.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• 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

WONDERFUL TWO BEDROOM, TWO BATH, ONE CAR GARAGE SPLIT BEDROOM PLAN. HIGH CEILINGS, FAMILY ROOM UNDER HEAT AND AIR. NEW AC 2017, 30 YEAR ARCH SHINGLES 2008. 28' X 9' CONCRETE PAD. FURNISHINGS ARE OPTIONAL - IF BUYER DOES NOT WANT THEN THEY WILL BE REMOVED PRIOR TO CLOSING.

Key facts

• Gated community
• Private bathroom
• Conveniently located

Tags

• GATED COMMUNITY
• PRIVATE BATHROOM
• GENEROUS CLOSET SPACE
• LOW-MAINTENANCE LIFESTYLE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property zoned B2; Property type: Residential — Single Family Residence; Homestead indicated
• HOA & community: Homeowners association (monthly fee $123) managed by Robert at Palm Cay Operations LLC; Association fee required; Senior community; Pets allowed: cats and dogs

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity available; Broadband/high-speed internet available
• Home design: Single family residence; One story; Southwest-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built area reported (building area total available)
• Exterior features: Asphalt road access; Lot dimensions approximately 81 x 125; Lot about 0.23 acres (0 to less than 1/4 acre)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $39 ($468/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 $162k (11.2% below list).
• Recommended offer: $162k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Liberty Triangle — 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: 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.
• Zoned schools: Marion Oaks Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 939 students, 65% FRL); 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) — zoned schools at 57% FRL track the district average.
• Market conditions: 1161 active listings in the ZIP; 22 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 34% 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 40 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $100k; list at $182k implies a 82% 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 $161,818 (11.2% 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 11% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $188,257
• List price: $182,248
• Delta: -3.19%
• 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
10804 SW 81st Court Rd	0.16mi	2/2.0	1,421 (+2%)	1mo	$229,900	$162	88
10806 SW 81st Court Rd	0.18mi	2/2.0	1,262 (-10%)	1mo	$192,500	$153	75
8013 SW 108th Loop	0.32mi	2/2.0	1,271 (-9%)	2mo	$179,900	$142	69
8004 SW 108th Loop	0.32mi	2/2.0	1,514 (+9%)	4mo	$223,500	$148	68
11039 SW 79th Ave	0.40mi	2/2.0	1,300 (-7%)	8mo	$155,000	$119	64
10361 SW 83rd Ter	0.40mi	3/2.0 (+1)	1,550 (+11%)	5mo	$248,900	$161	54
10696 SW 74th Ter	0.63mi	3/2.0 (+1)	1,485 (+6%)	2mo	$225,000	$152	53
10897 SW 80th Ct	0.47mi	2/2.0	1,224 (-12%)	7mo	$190,000	$155	52
10971 SW 85th Ter	0.74mi	2/2.0	1,292 (-7%)	2mo	$190,000	$147	52
7536 SW 107th Ln	0.60mi	3/2.0 (+1)	1,545 (+11%)	4mo	$288,615	$187	46
10987 SW 81st Ave	0.70mi	2/2.0	1,528 (+10%)	7mo	$170,000	$111	45
11248 SW 78th Ct	0.59mi	3/2.0 (+1)	1,226 (-12%)	7mo	$185,000	$151	42

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-27,036
• Equity at exit: $27,174

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-20,294
• Equity at exit: $15,757

Cash invested: $51,029 (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: 1161
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$956
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$76
• HOA: −$123
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $39

Break-even live

Break-even rent $1,569

Max offer price $182,248

Occupancy floor 93%

Sensitivity live

Price	-10% $142	-5% $91	+0% $39	+5% $-13	+10% $-64
Rent	-10% $-89	-5% $-25	+0% $39	+5% $103	+10% $167
Rate	-1.0pp $131	-0.5pp $85	base $39	+0.5pp $-8	+1.0pp $-56

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: $45,562
• Closing costs: $5,467
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	23d	1	0.32mi
10819 SW 83rd Ct Ocala, FL	3.0	2.0	1601	$1,495	$0.93	23d	1	0.38mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	23d	1	0.57mi
8744 SW 108th Lane Rd Ocala, FL	3.0	2.0	1614	$2,200	$1.36	23d	1	0.65mi
8669 SW 108th Ln Ocala, FL	2.0	1.0	1152	$1,250	$1.09	23d	1	0.66mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	15d	1	0.76mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	23d	1	0.76mi
7867 SW 115th Loop Ocala, FL	3.0	2.0	1462	$1,600	$1.09	23d	1	0.86mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	23d	1	0.90mi
8942 SW 109th Ln Ocala, FL	2.0	2.0	960	$1,450	$1.51	23d	1	0.96mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	23d	1	0.97mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	15d	1	1.00mi
8287 SW 116th St Ocala, FL	2.0	2.0	1181	$1,550	$1.31	23d	1	1.00mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	23d	1	1.10mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	23d	1	1.10mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	23d	1	1.15mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	15d	1	1.17mi
9201 SW 108th Pl Ocala, FL	2.0	2.0	1170	$1,475	$1.26	23d	15	1.29mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	23d	1	1.33mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	23d	1	1.34mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	23d	1	1.37mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	23d	1	1.49mi

HOA detail

• Monthly dues: $123 · $1,476/yr

Listing history 25 events

1. 2026-06-21
   days on market $182,248 Active 40 DOM
2. 2026-06-18
   days on market $182,248 Active 37 DOM
3. 2026-06-17
   days on market $182,248 Active 36 DOM
4. 2026-06-16
   days on market $182,248 Active 35 DOM
5. 2026-06-15
   days on market $182,248 Active 34 DOM
6. 2026-06-14
   days on market $182,248 Active 32 DOM
7. 2026-06-13
   days on market $182,248 Active 31 DOM
8. 2026-06-10
   days on market $182,248 Active 29 DOM
9. 2026-06-09
   days on market $182,248 Active 28 DOM
10. 2026-06-08
    days on market $182,248 Active 27 DOM
11. 2026-06-07
    days on market $182,248 Active 26 DOM
12. 2026-06-03
    days on market $182,248 Active 22 DOM
13. 2026-06-02
    days on market $182,248 Active 21 DOM
14. 2026-06-01
    days on market $182,248 Active 20 DOM
15. 2026-05-31
    days on market $182,248 Active 19 DOM
16. 2026-05-30
    days on market $182,248 Active 18 DOM
17. 2026-05-12
    listed $182,248 Active 1079-char remark
18. 2019-06-13
    soldstatus $100,000
19. 2019-06-06
    soldstatus $99,999 272-char remark

    Show marketing remark (272 chars)

    WONDERFUL TWO BEDROOM, TWO BATH, ONE CAR GARAGE SPLIT BEDROOM PLAN. HIGH CEILINGS, FAMILY ROOM UNDER HEAT AND AIR. NEW AC 2017, 30 YEAR ARCH SHINGLES 2008. 28' X 9' CONCRETE PAD. FURNISHINGS ARE OPTIONAL - IF BUYER DOES NOT WANT THEN THEY WILL BE REMOVED PRIOR TO CLOSING.

20. 2019-04-16
    listed $99,999 272-char remark

    Show marketing remark (272 chars)

    WONDERFUL TWO BEDROOM, TWO BATH, ONE CAR GARAGE SPLIT BEDROOM PLAN. HIGH CEILINGS, FAMILY ROOM UNDER HEAT AND AIR. NEW AC 2017, 30 YEAR ARCH SHINGLES 2008. 28' X 9' CONCRETE PAD. FURNISHINGS ARE OPTIONAL - IF BUYER DOES NOT WANT THEN THEY WILL BE REMOVED PRIOR TO CLOSING.

21. 2010-08-10
    historical
22. 2010-02-10
    listed $82,500
23. 2003-05-08
    soldstatus $64,000
24. 1994-12-15
    soldstatus $61,700
25. 1988-09-01
    soldstatus $64,500

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,513 · $126/mo
• Expected delta: +$496/yr (+$41/mo · 48.8%)

ⓘ 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 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: $19,418
• − Mortgage interest: −$10,209
• − Property taxes: −$1,016
• − Insurance: −$911
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$1,476
• − Depreciation: −$5,302
• Taxable loss: −$2,603
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $1,093/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

+182.6% since first listed

9 events — show timeline

• 2026-05-12 Listed $182,248 Stellar MLS as Distributed by MLS Grid
• 2019-06-13 Sold (Public Records) $100,000 Public Records
• 2019-06-06 Sold (MLS) $99,999 Stellar MLS as Distributed by MLS Grid
• 2019-04-16 Listed $99,999 Stellar MLS as Distributed by MLS Grid
• 2010-08-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-02-10 Listed $82,500 Stellar MLS as Distributed by MLS Grid
• 2003-05-08 Sold (Public Records) $64,000 Public Records
• 1994-12-15 Sold (Public Records) $61,700 Public Records
• 1988-09-01 Sold (Public Records) $64,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,016 · +29.8% YoY. Source: county tax records.