Beachstone Plan · Rainbow Springs, FL 34432

$328,990

3 bd · 2.0 ba · 1,843 sqft · SingleFamily · 86 Days on market

Good condition ↓ 6% since listing

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Why this score? — see what drove the C 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home is perfect for ease of living. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked away on the opposite end with a private bathroom. Down the foyer is the free-flowing open living area, which includes a multifunctional kitchen, a spacious family room and a lovely dining area with a covered rear porch.

Key facts

• Open living area
• Private bathroom
• Single-story home

Tags

• SINGLE-STORY HOME
• PRIVATE BATHROOM
• OPEN LIVING AREA
• MULTIFUNCTIONAL KITCHEN
• COVERED REAR PORCH

🏗️ New construction. The $328,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $322,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $329k).
• Recommended offer: $309k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.7% in Rainbow Springs — 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 C — 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.
• Market conditions: 550 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 86 days — a 6% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Recommended offer $309,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $322,000
• List price: $328,990
• Delta: 2.17%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6546 SW 180th Cir	0.33mi	3/2.0	1,843 (0%)	2mo	$322,000	$175	83
6449 SW 180th Cir	0.18mi	3/2.0	1,783 (-3%)	11mo	$510,000	$286	77
6532 SW 180th Cir	0.24mi	3/2.0	2,034 (+10%)	8mo	$378,535	$186	65

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-18,098
• Equity at exit: $48,011

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $28,271
• Equity at exit: $27,841

Cash invested: $90,160 (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 34432

• Home prices YoY: -21.5%
• Active inventory: 550
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,493 medium
• Mortgage (P&I): −$1,689
• Tax est. 1.5%: −$402 /mo · $4,830/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $534

Break-even live

Break-even rent $2,817

Max offer price $322,000

Occupancy floor 80%

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: $80,500
• Closing costs: $9,660
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6752 SW 179th Avenue Rd Dunnellon, FL	3.0	2.0	1963	$4,500	$2.29	21d	1	0.45mi
6944 SW 179th Court Rd Dunnellon, FL	3.0	2.0	1474	$3,300	$2.24	13d	1	0.63mi
3699 SW 169th Ct Ocala, FL	4.0	2.0	1799	$2,100	$1.17	21d	1	0.73mi
4738 SW 166th Court Rd Ocala, FL	3.0	2.0	1782	$1,600	$0.90	13d	1	1.31mi

Listing history 17 events

1. 2026-06-18
   days on market $328,990 Active 86 DOM
2. 2026-06-17
   days on market $328,990 Active 85 DOM
3. 2026-06-16
   days on market $328,990 Active 84 DOM
4. 2026-06-15
   days on market $328,990 Active 83 DOM
5. 2026-06-14
   days on market $328,990 Active 81 DOM
6. 2026-06-13
   days on market $328,990 Active 80 DOM
7. 2026-06-10
   days on market $328,990 Active 78 DOM
8. 2026-06-09
   days on market $328,990 Active 77 DOM
9. 2026-06-08
   days on market $328,990 Active 76 DOM
10. 2026-06-07
    days on market $328,990 Active 75 DOM
11. 2026-06-03
    days on market $328,990 Active 71 DOM
12. 2026-06-02
    days on market $328,990 Active 70 DOM
13. 2026-05-31
    days on market $328,990 Active 68 DOM
14. 2026-05-30
    days on market $328,990 Active 67 DOM
15. 2026-05-13
    price $328,990 389-char remark

    Show marketing remark (389 chars)

    This new single-story home is perfect for ease of living. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked away on the opposite end with a private bathroom. Down the foyer is the free-flowing open living area, which includes a multifunctional kitchen, a spacious family room and a lovely dining area with a covered rear porch.

16. 2026-05-12
    price $334,990 389-char remark

    Show marketing remark (389 chars)

    This new single-story home is perfect for ease of living. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked away on the opposite end with a private bathroom. Down the foyer is the free-flowing open living area, which includes a multifunctional kitchen, a spacious family room and a lovely dining area with a covered rear porch.

17. 2026-03-24
    listed $349,990 Active 389-char remark

    Show marketing remark (389 chars)

    This new single-story home is perfect for ease of living. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked away on the opposite end with a private bathroom. Down the foyer is the free-flowing open living area, which includes a multifunctional kitchen, a spacious family room and a lovely dining area with a covered rear porch.

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

Taxation est. · year 1

• Rental income: $41,917
• − Mortgage interest: −$18,037
• − Property taxes: −$4,830
• − Insurance: −$1,610
• − Repairs & maintenance: −$3,353
• − Management: −$3,353
• − Depreciation: −$9,367
• Taxable income: $1,366
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $6,083/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-story home is in excellent condition with a modern design and well-maintained exterior. It's move-in ready with minor updates to enhance curb appeal and energy efficiency.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal and adds a fresh look.
• Rental Replace window blinds — Improves energy efficiency and adds a modern touch.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior shutters — Enhances curb appeal and adds a fresh look. ↑
• Rental Replace window blinds — Improves energy efficiency and adds a modern touch. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Rainbow Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Rainbow Springs, FL
• Population (ZIP): 13,197

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -57.34%
• Current HPI: 209.595
• Rent YoY: —
• Metro: —
• 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

-6.0% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $328,990 Zillow
• 2026-05-12 Price Changed $334,990 Zillow
• 2026-03-24 Listed $349,990 Zillow