Beachstone Plan · Rainbow Springs, FL 34432

$299,990

3 bd · 2.0 ba · 1,843 sqft · SingleFamily · 137 Days on market

Good condition ↓ 6% since listing

---

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 +14.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• 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 $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $383,724.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.6% 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 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: Dunnellon Elementary School (math 46% / reading 48%, grade D-, #1,191 of 2,144 statewide, top 57%, 580 students, 61% FRL); Dunnellon Middle School (math 48% / reading 42%, grade D, #310 of 571 statewide, top 56%, 678 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 700 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $3,493/mo this rent would consume 88% of the median local household income ($48k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 137 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $383,724
• List price: $299,990
• Delta: -16.87%
• 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
6486 SW 180th Cir	0.24mi	3/2.0	1,843 (0%)	8mo	$311,950	$169	82
6546 SW 180th Cir	0.33mi	3/2.0	1,843 (0%)	4mo	$322,000	$175	81
6580 SW 180th Cir	0.37mi	3/2.0	1,843 (0%)	4mo	$310,000	$168	79
17665 SW 61st Lane Rd	0.22mi	3/2.0	1,783 (-3%)	7mo	$555,000	$311	78
6532 SW 180th Cir	0.24mi	3/2.0	2,034 (+10%)	9mo	$378,535	$186	64
6498 SW 180th Cir	0.25mi	3/2.0	2,034 (+10%)	9mo	$382,585	$188	64
6592 SW 180th Cir	0.39mi	3/2.0	2,034 (+10%)	5mo	$336,135	$165	60
17859 SW 68th Pl	0.53mi	4/2.0 (+1)	1,742 (-6%)	2mo	$317,900	$182	60
7649 SW 180th Cir	0.71mi	4/2.0 (+1)	1,820 (-1%)	1mo	$275,300	$151	59
7685 SW 180th Cir	0.68mi	3/2.0	1,720 (-7%)	0mo	$251,350	$146	57
7128 SW 179th Court Rd	0.75mi	4/2.0 (+1)	1,820 (-1%)	3mo	$306,250	$168	56
7637 SW 180th Cir	0.72mi	3/2.0	1,970 (+7%)	2mo	$290,700	$148	53

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-55,267
• Equity at exit: $57,214

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-39,079
• Equity at exit: $33,177

Cash invested: $107,443 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 11 under contract
• Months of supply: 15.3 mo (7%/mo absorbed)
• Median asking: $361,995 ($186/sqft)
• Median days on market: 80 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +12.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34432

• Home prices YoY: -21.5%
• Active inventory: 700
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,493 medium
• Mortgage (P&I): −$2,012
• Tax est. 1.5%: −$480 /mo · $5,756/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $108

Break-even live

Break-even rent $3,357

Max offer price $383,724

Occupancy floor 92%

Sensitivity live

Price	-10% $373	-5% $240	+0% $108	+5% $-25	+10% $-157
Rent	-10% $-168	-5% $-30	+0% $108	+5% $246	+10% $384
Rate	-1.0pp $301	-0.5pp $205	base $108	+0.5pp $8	+1.0pp $-93

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: $95,931
• Closing costs: $11,512
• Club membership (one-time): —
• 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	70d	1	0.45mi
6944 SW 179th Court Rd Dunnellon, FL	3.0	2.0	1474	$3,300	$2.24	63d	1	0.63mi
3699 SW 169th Ct Ocala, FL	4.0	2.0	1799	$2,100	$1.17	70d	1	0.73mi
4738 SW 166th Court Rd Ocala, FL	3.0	2.0	1782	$1,600	$0.90	63d	1	1.31mi

Listing history 50 events

1. 2026-08-08
   days on market $299,990 Active 137 DOM
2. 2026-08-07
   days on market $299,990 Active 136 DOM
3. 2026-08-06
   days on market $299,990 Active 135 DOM
4. 2026-08-05
   pricedays on market $299,990 Active 134 DOM
5. 2026-08-03
   days on market $318,990 Active 132 DOM
6. 2026-07-31
   days on market $318,990 Active 129 DOM
7. 2026-07-30
   days on market $318,990 Active 128 DOM
8. 2026-07-29
   days on market $318,990 Active 127 DOM
9. 2026-07-27
   days on market $318,990 Active 125 DOM
10. 2026-07-25
    days on market $318,990 Active 123 DOM
11. 2026-07-23
    days on market $318,990 Active 121 DOM
12. 2026-07-22
    days on market $318,990 Active 120 DOM
13. 2026-07-21
    days on market $318,990 Active 119 DOM
14. 2026-07-18
    days on market $318,990 Active 116 DOM
15. 2026-07-16
    days on market $318,990 Active 114 DOM
16. 2026-07-16
    days on market $318,990 Active 113 DOM
17. 2026-07-14
    days on market $318,990 Active 112 DOM
18. 2026-07-13
    days on market $318,990 Active 111 DOM
19. 2026-07-12
    days on market $318,990 Active 110 DOM
20. 2026-07-11
    days on market $318,990 Active 109 DOM
21. 2026-07-10
    days on market $318,990 Active 108 DOM
22. 2026-07-10
    days on market $318,990 Active 107 DOM
23. 2026-07-08
    days on market $318,990 Active 106 DOM
24. 2026-07-07
    days on market $318,990 Active 105 DOM
25. 2026-07-06
    days on market $318,990 Active 104 DOM
26. 2026-07-05
    days on market $318,990 Active 103 DOM
27. 2026-07-04
    days on market $318,990 Active 102 DOM
28. 2026-07-03
    days on market $318,990 Active 101 DOM
29. 2026-07-02
    days on market $318,990 Active 100 DOM
30. 2026-07-01
    days on market $318,990 Active 99 DOM
31. 2026-06-30
    days on market $318,990 Active 98 DOM
32. 2026-06-29
    days on market $318,990 Active 97 DOM
33. 2026-06-28
    days on market $318,990 Active 96 DOM
34. 2026-06-28
    days on market $318,990 Active 95 DOM
35. 2026-06-27
    days on market $318,990 Active 94 DOM
36. 2026-06-25
    pricedays on market $318,990 Active 92 DOM
37. 2026-06-23
    days on market $328,990 Active 90 DOM
38. 2026-06-22
    days on market $328,990 Active 89 DOM
39. 2026-06-18
    days on market $328,990 Active 86 DOM
40. 2026-06-17
    days on market $328,990 Active 85 DOM
41. 2026-06-16
    days on market $328,990 Active 84 DOM
42. 2026-06-15
    days on market $328,990 Active 83 DOM
43. 2026-06-14
    days on market $328,990 Active 81 DOM
44. 2026-06-13
    days on market $328,990 Active 80 DOM
45. 2026-06-10
    days on market $328,990 Active 78 DOM
46. 2026-06-09
    days on market $328,990 Active 77 DOM
47. 2026-06-08
    days on market $328,990 Active 76 DOM
48. 2026-06-07
    days on market $328,990 Active 75 DOM
49. 2026-06-03
    days on market $328,990 Active 71 DOM
50. 2026-06-02
    days on market $328,990 Active 70 DOM

ⓘ 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: −$21,495
• − Property taxes: −$5,756
• − Insurance: −$1,919
• − Repairs & maintenance: −$3,353
• − Management: −$3,353
• − Depreciation: −$11,163
• Taxable loss: −$5,122
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $2,522/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 Est. rehab $9,215–$27,645 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Dunnellon Elementary School D- FL #1,191/2,144 Nat'l #14,504/41,679 Middle Dunnellon Middle School D FL #310/571 Nat'l #4,622/14,009

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
• County: Marion · 365,905 people
• Metro: Ocala, FL
• Population (ZIP): 13,197
• Household income: $47,711
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 15% of renters

---

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