Declare Plan · Ocala, FL 34482

$339,990

2 bd · 2.5 ba · 2,065 sqft · SingleFamily · 647 Days on market

↓ 3% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ Home, Single Story Design, Spacious Great Room, Large Kitchen with Expansive Island, Den/Office, Lounge, Covered Lanai, Large Primary Bedroom with Walk-In Closet , Optional 3rd Bathroom, Optional Screen Enclosure at Covered Lanai, Optional Multi-Slide Door at Great Room, This Plan is Modeled at this Community!, DesignJoy® - Our Curated Package Program; https://online. flippingbook.com/view/ 402362048/

Key facts

• Den/office
• Single story design
• Spacious great room

Tags

• SINGLE STORY DESIGN
• SPACIOUS GREAT ROOM
• DEN/OFFICE
• COVERED LANAI
• OPTIONAL 3RD BATHROOM
• OPTIONAL SCREEN ENCLOSURE

🏗️ New construction. The $339,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $400,867.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-828 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (27.7% below list).
• Recommended offer: $246k (27.7% below list) — sets the bar for 1% rule.

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 rising fast (+11.1%/yr); 663 active listings in the ZIP; 24 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 45% 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 $3k of loan paydown is wiped out by about $12k 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 647 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $245,848 (27.7% 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 647 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.85%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (median comp): $400,867
• List price: $339,990
• Delta: -15.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4263 NW 55th Ct	0.31mi	2/2.5	2,020 (-2%)	18mo	$410,000	$203	67
4418 NW 54th Ter	0.35mi	2/2.5	2,073 (+0%)	24mo	$372,500	$180	63
5567 NW 45th Ln	0.53mi	3/2.5 (+1)	2,023 (-2%)	5mo	$412,990	$204	63
4418 NW 54th Ter	0.35mi	2/2.5	2,082 (+1%)	24mo	$372,500	$179	62
5654 NW 37th Lane Rd	0.54mi	2/2.0	1,956 (-5%)	4mo	$440,000	$225	60
5260 NW 46th Lane Rd	0.37mi	2/2.0	1,813 (-12%)	1mo	$300,000	$165	60
4811 NW 39th Pl	0.31mi	3/2.0 (+1)	1,844 (-11%)	2mo	$317,665	$172	59
4720 NW 35th Lane Rd	0.43mi	2/2.0	2,169 (+5%)	13mo	$385,000	$178	59
5466 NW 35th Lane Rd	0.47mi	3/3.0 (+1)	2,136 (+3%)	13mo	$575,000	$269	55
5035 NW 32 Pl	0.62mi	3/2.0 (+1)	2,173 (+5%)	1mo	$325,000	$150	55
4936 NW 39th Loop	0.17mi	3/2.0 (+1)	1,844 (-11%)	22mo	$322,205	$175	49
5464 NW 43rd St	0.21mi	3/2.0 (+1)	1,862 (-10%)	23mo	$450,000	$242	47

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: -26.7%
• Equity multiple: 0.07×
• Total profit: $-104,670
• Equity at exit: $59,771

10-year hold

• IRR: -12.5%
• Equity multiple: 0.11×
• Total profit: $-99,774
• Equity at exit: $34,660

Cash invested: $112,243 (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: 663
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$2,102
• Tax est. 1.5%: −$501 /mo · $6,013/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-828

Break-even live

Break-even rent $3,507

Max offer price $281,039

Occupancy floor —

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: $100,217
• Closing costs: $12,026
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	14d	1	0.19mi
4452 NW 53rd Ct Ocala, FL	3.0	3.0	2362	$2,800	$1.19	21d	1	0.30mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$2,495	$1.50	21d	1	0.33mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.36mi
4342 NW 55th Ct Ocala, FL	3.0	2.5	2172	$2,600	$1.20	14d	1	0.37mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	21d	1	0.40mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	21d	1	0.41mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	21d	1	0.42mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	21d	1	0.43mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	21d	1	0.45mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	14d	1	0.47mi
4111 NW 44th Cir Ocala, FL	3.0	2.0	1505	$2,300	$1.53	14d	1	0.47mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	14d	1	0.49mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	14d	1	0.49mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	14d	1	0.50mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.52mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	21d	1	0.53mi
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	21d	1	0.53mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	21d	1	0.54mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	21d	1	0.55mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	21d	1	0.56mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	21d	1	0.58mi
3441 NW 56th Ave Ocala, FL	3.0	3.0	2328	$2,800	$1.20	21d	1	0.63mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$1,785	$1.53	21d	1	0.79mi

Listing history 17 events

1. 2026-06-18
   days on market $339,990 Active 647 DOM
2. 2026-06-17
   days on market $339,990 Active 646 DOM
3. 2026-06-16
   days on market $339,990 Active 645 DOM
4. 2026-06-15
   days on market $339,990 Active 644 DOM
5. 2026-06-14
   days on market $339,990 Active 642 DOM
6. 2026-06-13
   days on market $339,990 Active 641 DOM
7. 2026-06-10
   days on market $339,990 Active 639 DOM
8. 2026-06-09
   days on market $339,990 Active 638 DOM
9. 2026-06-08
   days on market $339,990 Active 637 DOM
10. 2026-06-07
    days on market $339,990 Active 636 DOM
11. 2026-06-03
    days on market $339,990 Active 632 DOM
12. 2026-06-02
    days on market $339,990 Active 631 DOM
13. 2026-05-31
    days on market $339,990 Active 629 DOM
14. 2026-05-30
    days on market $339,990 Active 628 DOM
15. 2025-10-13
    price $339,990 412-char remark

    Show marketing remark (412 chars)

    55+ Home, Single Story Design, Spacious Great Room, Large Kitchen with Expansive Island, Den/Office, Lounge, Covered Lanai, Large Primary Bedroom with Walk-In Closet , Optional 3rd Bathroom, Optional Screen Enclosure at Covered Lanai, Optional Multi-Slide Door at Great Room, This Plan is Modeled at this Community!, DesignJoy® - Our Curated Package Program; https://online. flippingbook.com/view/ 402362048/

16. 2025-04-22
    price $362,990 412-char remark

    Show marketing remark (412 chars)

    55+ Home, Single Story Design, Spacious Great Room, Large Kitchen with Expansive Island, Den/Office, Lounge, Covered Lanai, Large Primary Bedroom with Walk-In Closet , Optional 3rd Bathroom, Optional Screen Enclosure at Covered Lanai, Optional Multi-Slide Door at Great Room, This Plan is Modeled at this Community!, DesignJoy® - Our Curated Package Program; https://online. flippingbook.com/view/ 402362048/

17. 2024-09-09
    listed $349,990 Active 412-char remark

    Show marketing remark (412 chars)

    55+ Home, Single Story Design, Spacious Great Room, Large Kitchen with Expansive Island, Den/Office, Lounge, Covered Lanai, Large Primary Bedroom with Walk-In Closet , Optional 3rd Bathroom, Optional Screen Enclosure at Covered Lanai, Optional Multi-Slide Door at Great Room, This Plan is Modeled at this Community!, DesignJoy® - Our Curated Package Program; https://online. flippingbook.com/view/ 402362048/

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $29,502
• − Mortgage interest: −$22,455
• − Property taxes: −$6,013
• − Insurance: −$2,004
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − Depreciation: −$11,662
• Taxable loss: −$17,352
• Est. tax savings @ 24.0%: +$4,165
• After-tax cash flow: $-5,773/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

-2.9% since first listed

3 events — show timeline

• 2025-10-13 Price Changed $339,990 Zillow
• 2025-04-22 Price Changed $362,990 Zillow
• 2024-09-09 Listed $349,990 Zillow