2971 NE 35th Pl · Ocala, FL 34479

$223,900

3 bd · 1.5 ba · 1,412 sqft · SingleFamily public records · 75 Days on market

Built 1982 0.27 ac lot Est $247k · 9% under

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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 +13.3/30.0
• ARV discount +11.7/15.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REALLY CUTE 3/2/1, DINE-IN KITCHEN, RE-ROOFED IN 06/1999, INSIDE UTILITY, FENCED BACKYARD.

Key facts

• Fenced back yard
• Large corner lot
• Expansive floor plan

Tags

• LARGE CORNER LOT
• FENCED BACK YARD
• EXPANSIVE FLOOR PLAN
• LIGHT BRIGHT KITCHEN
• 4 FT WALL PANTRY
• PRIVATE PATIO AREA

Property features AI

Finance

• Other: Pets allowed
• HOA & community: No HOA/association

Exterior

• Parking: Attached garage (1 car) — approximately 13x26; Oversized driveway
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Water connected
• Home design: Single family residence; Residential property; One story; South-facing
• Construction: Brick, frame and wood siding construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Front porch; Patio; Chain link fencing; Corner lot; Cleared and landscaped yard; Street dead-end; Paved/asphalt road

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (Electric, Heat Pump); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Window treatments; Family room
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $2 ($22/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 $192k (14.0% below list).
• Recommended offer: $192k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 173 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 43% of the median local income ($54k/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 75 days — a 6% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $71k; list at $224k implies a 214% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,451 (14.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $247,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3115 NE 36th Pl	0.14mi	3/2.5	1,428 (+1%)	2mo	$222,000	$155	86
3125 NE 38th St	0.23mi	3/2.0	1,428 (+1%)	4mo	$250,500	$175	82
3781 NE 32nd Ct	0.30mi	3/2.0	1,428 (+1%)	5mo	$222,000	$155	78
3226 NE 35th Pl	0.16mi	3/2.0	1,440 (+2%)	12mo	$245,000	$170	77
3202 NE 30th Ct	0.27mi	3/2.0	1,316 (-7%)	1mo	$212,000	$161	73
3292 NE 42nd Pl	0.54mi	3/2.0	1,420 (+1%)	10mo	$247,999	$175	63
3881 NE 22nd Ct	0.68mi	3/2.0	1,408 (-0%)	4mo	$265,000	$188	62
3155 NE 38th St	0.24mi	3/2.0	1,263 (-11%)	9mo	$235,530	$186	62
4025 NE 29th Ct	0.34mi	3/2.0	1,300 (-8%)	9mo	$240,000	$185	61
2802 NE 25th Ave	0.67mi	3/2.0	1,471 (+4%)	1mo	$285,000	$194	59
3060 NE 45th St	0.66mi	4/2.0 (+1)	1,454 (+3%)	1mo	$235,000	$162	57
3601 NE 24th Ct	0.49mi	3/2.0	1,308 (-7%)	12mo	$199,900	$153	52

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-36,155
• Equity at exit: $33,384

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-31,288
• Equity at exit: $19,359

Cash invested: $62,692 (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 34479

• Home prices YoY: -31.0%
• Active inventory: 173
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$1,174
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $2

Break-even live

Break-even rent $1,922

Max offer price $223,900

Occupancy floor 95%

Sensitivity live

Price	-10% $129	-5% $65	+0% $2	+5% $-62	+10% $-125
Rent	-10% $-150	-5% $-74	+0% $2	+5% $78	+10% $154
Rate	-1.0pp $115	-0.5pp $59	base $2	+0.5pp $-56	+1.0pp $-115

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: $55,975
• Closing costs: $6,717
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3656 NE 30th Ter Ocala, FL	4.0	2.5	1853	$2,150	$1.16	14d	1	0.07mi
3380 NE 44th Pl Ocala, FL	3.0	2.0	1392	$1,650	$1.19	21d	1	0.67mi
2855 NE 20th Ter Ocala, FL	3.0	2.0	1504	$1,875	$1.25	14d	1	0.99mi
2122 NE 28th Pl Ocala, FL	3.0	2.0	1328	$2,100	$1.58	14d	1	1.01mi
3219 NE 16th Ct Unit 3219 Ocala, FL	3.0	2.0	1200	$1,700	$1.42	14d	1	1.25mi
3651 NE 20th Pl Ocala, FL	2.0	1.5	1178	$1,350	$1.15	21d	1	1.29mi
2305 NE 40th Ave Ocala, FL	2.0	2.0	1110	$1,425	$1.28	14d	1	1.30mi
1725 NE 36th Ave Ocala, FL	2.0–3.0	1.0–2.0	1186	$1,600	$1.35	14d	5	1.38mi
2190 NE 54th St Ocala, FL	3.0	2.0	1620	$1,450	$0.90	14d	1	1.46mi

Listing history 15 events

1. 2026-05-06
   status Pending
2. 2026-04-09
   price $223,900
3. 2026-03-20
   price $227,900
4. 2026-02-20
   listed $234,900 Active
5. 2024-02-19
   historical $1,450
6. 2024-01-23
   price $1,450
7. 2024-01-17
   listed $1,500
8. 2010-06-02
   soldstatus $71,300
9. 2009-12-21
   soldstatus $56,500 90-char remark

   Show marketing remark (90 chars)

   REALLY CUTE 3/2/1, DINE-IN KITCHEN, RE-ROOFED IN 06/1999, INSIDE UTILITY, FENCED BACKYARD.

10. 2009-11-20
    listed $59,900 90-char remark

    Show marketing remark (90 chars)

    REALLY CUTE 3/2/1, DINE-IN KITCHEN, RE-ROOFED IN 06/1999, INSIDE UTILITY, FENCED BACKYARD.

11. 2003-12-22
    soldstatus $89,900
12. 2003-12-12
    soldstatus $89,900 248-char remark

    Show marketing remark (248 chars)

    SUPER NICE 3 BR/ 1.5 BATH HOME! FRESHLY PAINTED- INSIDE OUTSIDE. ALL APPLIANCES LESS THAN 2 YRS OLD. HOME WAS REROOFED 5/99. NEW MINI BLINDS THROUGHOUT, NEW CARPET LINOLEUM, LOVELY 19`2'' X 15`6'' FR HAS PERGO FLOORING. NEW GARAGE DOOR/ NEW KITCHEN

13. 2003-08-09
    listed $85,900 248-char remark

    Show marketing remark (248 chars)

    SUPER NICE 3 BR/ 1.5 BATH HOME! FRESHLY PAINTED- INSIDE OUTSIDE. ALL APPLIANCES LESS THAN 2 YRS OLD. HOME WAS REROOFED 5/99. NEW MINI BLINDS THROUGHOUT, NEW CARPET LINOLEUM, LOVELY 19`2'' X 15`6'' FR HAS PERGO FLOORING. NEW GARAGE DOOR/ NEW KITCHEN

14. 1986-08-01
    soldstatus $53,000
15. 1982-09-01
    soldstatus $46,450

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $23,094
• − Mortgage interest: −$12,542
• − Property taxes: −$3,013
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$6,513
• Taxable loss: −$3,789
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $931/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): 13,264
• Household income: $54,283
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 664.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Black 14% Two or more races 9%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Estonian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% 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: ▼ -111.70%
• Current HPI: 248.7063
• 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

+382.0% since first listed

15 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $223,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $227,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listed $234,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-19 Rental Removed $1,450 STELLARMLS
• 2024-01-23 Price Changed $1,450 STELLARMLS
• 2024-01-17 Listed for Rent $1,500 STELLARMLS
• 2010-06-02 Sold (Public Records) $71,300 Public Records
• 2009-12-21 Sold (MLS) $56,500 Stellar MLS as Distributed by MLS Grid
• 2009-11-20 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2003-12-22 Sold (Public Records) $89,900 Public Records
• 2003-12-12 Sold (MLS) $89,900 Stellar MLS as Distributed by MLS Grid
• 2003-08-09 Listed $85,900 Stellar MLS as Distributed by MLS Grid
• 1986-08-01 Sold (Public Records) $53,000 Public Records
• 1982-09-01 Sold (Public Records) $46,450 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,013 · +8.1% YoY. Source: county tax records.