15601 SW 46th Avenue Rd · Marion Oaks, FL 34473

$177,900

3 bd · 2.0 ba · 1,870 sqft · SingleFamily public records · 104 Days on market

Built 1991 10,019 sqft lot $95/sqft · 34% below area Est $271k · 34% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors, flippers, and handy buyers! This 3-bedroom, 2-bath home with 1,870 sq ft of living space, built in 1991, is ready for a full refresh and renovation. If you're looking for a project with potential, this could be the opportunity you've been waiting for. The home features tile and laminate flooring throughout and bathrooms with tub/shower combos, but it will require updates and repairs to bring it back to life. Bring your vision, tools, and creativity—this property is a true fixer-upper. Outside, you'll find a privacy-fenced backyard with space to create a great outdoor area. Located in the growing SW Ocala area, the property is surrounded by new construction and development, adding to its long-term potential. Conveniently positioned near Hwy 484 and I-75, providing easy access to shopping, dining, and major travel routes. This home needs work and is priced with repairs in mind. Perfect for investors or buyers looking to renovate and build equity. Cash or renovation loans likely best. Bring your contractor and your imagination!

Key facts

• Tub shower combos
• 0.23 acre lot
• 2 garage spots

Tags

• PRIVACY-FENCED BACKYARD
• TILE AND LAMINATE FLOORING
• TUB SHOWER COMBOS
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $162k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.8% in Marion Oaks — 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: Rents soft (-0.7%/yr); 1355 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 104 days — a 9% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $178k implies a 93% 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; 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 $161,889 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $271,261
• List price: $177,900
• Delta: -34.42%
• 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
4510 SW 159th Street Rd	0.33mi	3/2.0	1,910 (+2%)	0mo	$350,000	$183	80
15740 SW 55th Avenue Rd	0.28mi	3/2.0	1,810 (-3%)	2mo	$304,000	$168	80
15712 SW 37th Cir	0.54mi	3/2.0	1,822 (-3%)	2mo	$287,000	$158	69
470 Marion Oaks Dr	0.47mi	4/3.0 (+1)	1,865 (-0%)	10mo	$323,000	$173	60
4454 SW 151st St	0.52mi	4/2.0 (+1)	2,005 (+7%)	3mo	$290,000	$145	57
5261 SW 157th St	0.61mi	4/3.0 (+1)	1,833 (-2%)	6mo	$300,000	$164	54
13263 SW 43rd Ct	0.67mi	4/3.0 (+1)	1,896 (+1%)	8mo	$335,000	$177	51
4565 SW 161st St	0.50mi	4/3.0 (+1)	2,026 (+8%)	4mo	$275,536	$136	50
4967 SW 150th Ln	0.70mi	4/2.0 (+1)	1,696 (-9%)	3mo	$265,000	$156	44
15949 SW 55th Avenue Rd	0.72mi	4/2.0 (+1)	1,670 (-11%)	1mo	$297,500	$178	43
14967 SW 43rd St	0.65mi	4/2.5 (+1)	1,736 (-7%)	11mo	$309,999	$179	42
4436 SW 150th Pl	0.57mi	4/2.0 (+1)	1,643 (-12%)	9mo	$295,000	$180	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.71×
• Total profit: $-14,515
• Equity at exit: $26,525

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-8,884
• Equity at exit: $15,382

Cash invested: $49,812 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1355
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$933
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $314

Break-even live

Break-even rent $1,556

Max offer price $177,900

Occupancy floor 79%

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: $44,475
• Closing costs: $5,337
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4605 SW 158th Street Rd Ocala, FL	3.0	2.0	1710	$1,695	$0.99	21d	1	0.10mi
15568 SW 46th Cir Ocala, FL	4.0	2.0	1833	$2,200	$1.20	13d	1	0.18mi
15760 SW 55th Avenue Rd Ocala, FL	3.0	2.0	1514	$2,000	$1.32	21d	1	0.36mi
422 Marion Oaks Crse Ocala, FL	4.0	2.0	1578	$1,900	$1.20	13d	1	0.43mi
5029 SW 155th Loop Ocala, FL	4.0	2.0	1797	$1,899	$1.06	13d	1	0.43mi
5077 SW 155th Loop Ocala, FL	4.0	2.0	1761	$2,045	$1.16	13d	1	0.49mi
4484 SW 151st St Ocala, FL	4.0	2.0	1578	$1,750	$1.11	21d	1	0.51mi
5141 SW 157th St Ocala, FL	4.0	2.0	1797	$1,899	$1.06	13d	1	0.51mi
14919 SW 46th Cir Ocala, FL	4.0	3.0	1870	$2,000	$1.07	13d	1	0.52mi
15712 SW 37th Cir Ocala, FL	3.0	2.0	1822	$1,850	$1.02	21d	1	0.54mi
16090 SW 42nd Ter Ocala, FL	4.0	2.0	1796	$1,899	$1.06	13d	1	0.54mi
333 Marion Oaks Golf Way Ocala, FL	4.0	2.0	1617	$1,695	$1.05	13d	1	0.56mi
16094 SW 42nd Ter Ocala, FL	4.0	2.0	1796	$1,899	$1.06	13d	1	0.56mi
15713 SW 49th Avenue Rd Ocala, FL	4.0	2.0	1787	$1,899	$1.06	13d	1	0.59mi
576 Marion Oaks Mnr Ocala, FL	3.0	2.0	1710	$1,845	$1.08	13d	1	0.59mi
15018 SW 48th Ave Ocala, FL	3.0	2.0	1413	$1,625	$1.15	13d	1	0.60mi
14965 SW 48th Ave Ocala, FL	4.0	2.0	1342	$1,700	$1.27	13d	1	0.61mi
4572 SW 149th St Ocala, FL	4.0	2.0	1751	$1,950	$1.11	21d	1	0.61mi
15209 SW 46th Cir Ocala, FL	3.0	2.0	1691	$1,650	$0.98	21d	1	0.61mi
15944 SW 53rd Ct Ocala, FL	3.0	2.0	1321	$1,850	$1.40	21d	1	0.62mi
15962 SW 53rd Ct Ocala, FL	3.0	2.0	1380	$1,800	$1.30	13d	1	0.68mi
4967 SW 150th Ln Ocala, FL	4.0	2.0	1696	$1,950	$1.15	21d	1	0.70mi
14843 SW 48th Ave Ocala, FL	4.0	2.0	1573	$1,725	$1.10	21d	1	0.79mi
5541 SW 153rd Street Rd Ocala, FL	3.0	2.0	1357	$1,700	$1.25	13d	1	0.91mi
16054 SW 55th Avenue Rd Ocala, FL	4.0	2.0	1696	$1,950	$1.15	13d	1	1.02mi
566 Marion Oaks Blvd Ocala, FL	4.0	2.0	1796	$2,100	$1.17	13d	1	1.03mi
550 Marion Oaks Blvd Ocala, FL	4.0	2.0	1578	$1,850	$1.17	13d	1	1.06mi
393 Marion Oaks Golf Rd Ocala, FL	4.0	2.0	1787	$1,950	$1.09	13d	1	1.09mi
15831 SW 34th Court Rd Ocala, FL	3.0	2.0	1402	$1,715	$1.22	13d	1	1.10mi
16090 SW 35th Court Rd Ocala, FL	4.0	2.0	1799	$1,950	$1.08	13d	1	1.10mi
15945 SW 57th Terrace Rd Ocala, FL	3.0	2.0	1416	$1,675	$1.18	21d	1	1.11mi
267 Marion Oaks Golf Rd Ocala, FL	4.0	2.0	1578	$1,799	$1.14	13d	1	1.11mi
15415 SW 34th Ave Ocala, FL	3.0	2.0	1650	$1,895	$1.15	21d	1	1.11mi
14525 SW 42nd Terrace Rd Ocala, FL	3.0	2.0	1344	$1,850	$1.38	13d	1	1.11mi
16210 SW 59th Avenue Rd Ocala, FL	4.0	2.0	1622	$2,200	$1.36	13d	1	1.12mi
16100 SW 35th Court Rd Ocala, FL	4.0	2.0	1578	$1,750	$1.11	13d	1	1.13mi
15889 SW 58th Ter Ocala, FL	4.0	2.0	1774	$1,875	$1.06	13d	1	1.15mi
3500 SW 150th Lane Rd Ocala, FL	3.0	2.0	1789	$1,750	$0.98	13d	1	1.19mi
2211 SW 153rd Place Rd Ocala, FL	4.0	2.0	1730	$2,000	$1.16	21d	1	1.20mi
4473 SW 168th Ln Ocala, FL	4.0	2.0	1799	$2,000	$1.11	13d	1	1.29mi

Listing history 18 events

1. 2026-06-18
   days on market $177,900 Active 104 DOM
2. 2026-06-17
   days on market $177,900 Active 103 DOM
3. 2026-06-16
   days on market $177,900 Active 102 DOM
4. 2026-06-15
   days on market $177,900 Active 101 DOM
5. 2026-06-14
   days on market $177,900 Active 99 DOM
6. 2026-06-13
   days on market $177,900 Active 98 DOM
7. 2026-06-10
   days on market $177,900 Active 96 DOM
8. 2026-06-09
   days on market $177,900 Active 95 DOM
9. 2026-06-08
   days on market $177,900 Active 94 DOM
10. 2026-06-07
    days on market $177,900 Active 93 DOM
11. 2026-06-03
    days on market $177,900 Active 89 DOM
12. 2026-06-02
    days on market $177,900 Active 88 DOM
13. 2026-06-01
    days on market $177,900 Active 87 DOM
14. 2026-05-31
    days on market $177,900 Active 86 DOM
15. 2026-05-30
    days on market $177,900 Active 85 DOM
16. 2026-04-16
    price $193,000 1069-char remark

    Show marketing remark (1069 chars)

    Calling all investors, flippers, and handy buyers! This 3-bedroom, 2-bath home with 1,870 sq ft of living space, built in 1991, is ready for a full refresh and renovation. If you're looking for a project with potential, this could be the opportunity you've been waiting for. The home features tile and laminate flooring throughout and bathrooms with tub/shower combos, but it will require updates and repairs to bring it back to life. Bring your vision, tools, and creativity—this property is a true fixer-upper. Outside, you'll find a privacy-fenced backyard with space to create a great outdoor area. Located in the growing SW Ocala area, the property is surrounded by new construction and development, adding to its long-term potential. Conveniently positioned near Hwy 484 and I-75, providing easy access to shopping, dining, and major travel routes. This home needs work and is priced with repairs in mind. Perfect for investors or buyers looking to renovate and build equity. Cash or renovation loans likely best. Bring your contractor and your imagination!

17. 2026-03-06
    listed $209,040 Active 1069-char remark

    Show marketing remark (1069 chars)

    Calling all investors, flippers, and handy buyers! This 3-bedroom, 2-bath home with 1,870 sq ft of living space, built in 1991, is ready for a full refresh and renovation. If you're looking for a project with potential, this could be the opportunity you've been waiting for. The home features tile and laminate flooring throughout and bathrooms with tub/shower combos, but it will require updates and repairs to bring it back to life. Bring your vision, tools, and creativity—this property is a true fixer-upper. Outside, you'll find a privacy-fenced backyard with space to create a great outdoor area. Located in the growing SW Ocala area, the property is surrounded by new construction and development, adding to its long-term potential. Conveniently positioned near Hwy 484 and I-75, providing easy access to shopping, dining, and major travel routes. This home needs work and is priced with repairs in mind. Perfect for investors or buyers looking to renovate and build equity. Cash or renovation loans likely best. Bring your contractor and your imagination!

18. 2004-02-18
    soldstatus $92,000

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,448
• − Mortgage interest: −$9,965
• − Property taxes: −$2,669
• − Insurance: −$890
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$5,175
• Taxable income: $997
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $3,531/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 — Marion Oaks

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

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+109.8% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $193,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $209,040 Stellar MLS as Distributed by MLS Grid
• 2004-02-18 Sold (Public Records) $92,000 Public Records

Property tax history

+20.2%/yr

Latest (2025): $2,669 · +8.9% YoY. Source: county tax records.