Cody Plan · Liberty Triangle, FL 34476

$244,990

4 bd · 2.5 ba · 1,571 sqft · SingleFamily · 243 Days on market

Poor condition ↓ 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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Rent growth +1.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Wellton Collection offers brand-new single-family homes for sale at the Pioneer Ranch master-planned community in Ocala, FL. Residents are just moments from downtown Ocala, where there are endless local shops, restaurants, historical sites and cultural opportunities. The area is also host to lots of outdoor recreation options, parks, golf courses and more.

Key facts

• Outdoor recreation
• Downtown ocala
• Single-family homes

Tags

• SINGLE-FAMILY HOMES
• MASTER-PLANNED COMMUNITY
• DOWNTOWN OCALA
• LOCAL SHOPS
• OUTDOOR RECREATION
• GOLF COURSES

🏗️ New construction. The $244,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,183.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (15.8% below list).
• Recommended offer: $206k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% FRL); Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents soft (-2.6%/yr); 858 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% 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 $2k of loan paydown is wiped out by about $8k 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 243 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,326 (15.8% 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 243 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $280,183
• List price: $244,990
• Delta: -12.56%
• 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
6822 SW 90th Loop	0.10mi	4/2.0	1,580 (+1%)	13mo	$293,670	$186	82
8796 SW 67th Cir	0.31mi	3/2.0 (-1)	1,663 (+6%)	1mo	$242,600	$146	68
8834 SW 69th Ter	0.28mi	3/2.0 (-1)	1,703 (+8%)	1mo	$289,990	$170	65
8802 SW 69th Ter	0.31mi	3/2.0 (-1)	1,703 (+8%)	2mo	$327,775	$192	63
6692 SW 89th Loop	0.22mi	3/2.0 (-1)	1,703 (+8%)	8mo	$280,000	$164	62
8756 SW 69th Ter	0.35mi	3/2.0 (-1)	1,703 (+8%)	1mo	$292,000	$171	62
6574 SW 89th Loop	0.54mi	3/2.0 (-1)	1,703 (+8%)	17mo	$324,775	$191	40
8508 SW 65th Court Rd	0.66mi	3/2.5 (-1)	1,632 (+4%)	23mo	$228,000	$140	38
14480 SW 68th Ter	0.62mi	4/2.0	1,774 (+13%)	14mo	$323,000	$182	36
6640 SW 85th Pl	0.60mi	3/2.0 (-1)	1,370 (-13%)	11mo	$224,600	$164	35
6698 SW 85th St	0.61mi	3/2.0 (-1)	1,728 (+10%)	19mo	$80,000	$46	32
9182 SW 62nd Terrace Rd	0.67mi	3/2.0 (-1)	1,714 (+9%)	20mo	$325,000	$190	30

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: -27.6%
• Equity multiple: 0.10×
• Total profit: $-70,926
• Equity at exit: $41,776

10-year hold

• IRR: -42.0%
• Equity multiple: -0.40×
• Total profit: $-110,123
• Equity at exit: $24,225

Cash invested: $78,451 (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 34476

• Rents YoY: -2.6%
• Active inventory: 858
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,469
• Tax est. 1.5%: −$350 /mo · $4,203/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-306

Break-even live

Break-even rent $2,451

Max offer price $235,860

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-209	+0% $-306	+5% $-403	+10% $-500
Rent	-10% $-469	-5% $-388	+0% $-306	+5% $-225	+10% $-143
Rate	-1.0pp $-165	-0.5pp $-235	base $-306	+0.5pp $-379	+1.0pp $-453

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: $70,046
• Closing costs: $8,405
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7195 SW 92nd St Ocala, FL	3.0	2.5	1220	$1,750	$1.43	23d	1	0.12mi
6615 SW 89th Ln Ocala, FL	4.0	3.0	1958	$2,195	$1.12	15d	1	0.27mi
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$2,270	$1.73	15d	27	0.55mi
6644 SW 84th St Ocala, FL	3.0	2.0	1485	$950	$0.64	23d	1	0.70mi
9198 SW 62nd Terrace Rd Ocala, FL	3.0	2.0	1710	$1,850	$1.08	15d	1	0.70mi
6534 SW 82nd Loop Ocala, FL	3.0	2.5	1450	$1,900	$1.31	15d	1	0.78mi
8250 SW 67th Ave Ocala, FL	3.0	2.5	1505	$1,635	$1.09	23d	1	0.85mi
6676 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,710	$1.17	15d	1	0.88mi
6582 SW 81st Loop Ocala, FL	3.0	2.5	1505	$1,700	$1.13	15d	1	0.90mi
6609 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,750	$1.20	15d	1	0.90mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	23d	1	0.93mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	23d	1	1.04mi
9324 SW 58th Cir Ocala, FL	3.0	2.0	2141	$2,500	$1.17	23d	1	1.05mi
5637 SW 93rd St Ocala, FL	4.0	3.0	2039	$2,600	$1.28	15d	1	1.21mi
10061 SW 74th Ter Ocala, FL	3.0	2.0	1894	$1,995	$1.05	15d	1	1.23mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	23d	1	1.35mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	15d	1	1.35mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	15d	1	1.45mi
7928 SW 80th Place Rd Ocala, FL	3.0	2.0	1576	$1,900	$1.21	23d	1	1.48mi

Listing history 21 events

1. 2026-06-22
   days on market $244,990 Active 243 DOM
2. 2026-06-18
   days on market $244,990 Active 240 DOM
3. 2026-06-17
   days on market $244,990 Active 239 DOM
4. 2026-06-16
   days on market $244,990 Active 238 DOM
5. 2026-06-15
   days on market $244,990 Active 237 DOM
6. 2026-06-14
   days on market $244,990 Active 235 DOM
7. 2026-06-13
   days on market $244,990 Active 234 DOM
8. 2026-06-10
   days on market $244,990 Active 232 DOM
9. 2026-06-09
   days on market $244,990 Active 231 DOM
10. 2026-06-08
    days on market $244,990 Active 230 DOM
11. 2026-06-07
    days on market $244,990 Active 229 DOM
12. 2026-06-03
    days on market $244,990 Active 225 DOM
13. 2026-06-02
    days on market $244,990 Active 224 DOM
14. 2026-05-31
    days on market $244,990 Active 222 DOM
15. 2026-05-30
    days on market $244,990 Active 221 DOM
16. 2026-05-12
    price $254,990 362-char remark

    Show marketing remark (362 chars)

    The Wellton Collection offers brand-new single-family homes for sale at the Pioneer Ranch master-planned community in Ocala, FL. Residents are just moments from downtown Ocala, where there are endless local shops, restaurants, historical sites and cultural opportunities. The area is also host to lots of outdoor recreation options, parks, golf courses and more.

17. 2026-03-18
    price $255,990 362-char remark

    Show marketing remark (362 chars)

    The Wellton Collection offers brand-new single-family homes for sale at the Pioneer Ranch master-planned community in Ocala, FL. Residents are just moments from downtown Ocala, where there are endless local shops, restaurants, historical sites and cultural opportunities. The area is also host to lots of outdoor recreation options, parks, golf courses and more.

18. 2025-12-09
    price $265,990 362-char remark

    Show marketing remark (362 chars)

    The Wellton Collection offers brand-new single-family homes for sale at the Pioneer Ranch master-planned community in Ocala, FL. Residents are just moments from downtown Ocala, where there are endless local shops, restaurants, historical sites and cultural opportunities. The area is also host to lots of outdoor recreation options, parks, golf courses and more.

19. 2025-10-24
    status Active 362-char remark

    Show marketing remark (362 chars)

    The Wellton Collection offers brand-new single-family homes for sale at the Pioneer Ranch master-planned community in Ocala, FL. Residents are just moments from downtown Ocala, where there are endless local shops, restaurants, historical sites and cultural opportunities. The area is also host to lots of outdoor recreation options, parks, golf courses and more.

20. 2025-09-17
    historical 362-char remark

    Show marketing remark (362 chars)

    The Wellton Collection offers brand-new single-family homes for sale at the Pioneer Ranch master-planned community in Ocala, FL. Residents are just moments from downtown Ocala, where there are endless local shops, restaurants, historical sites and cultural opportunities. The area is also host to lots of outdoor recreation options, parks, golf courses and more.

21. 2025-09-14
    listed $262,990 Active 362-char remark

    Show marketing remark (362 chars)

    The Wellton Collection offers brand-new single-family homes for sale at the Pioneer Ranch master-planned community in Ocala, FL. Residents are just moments from downtown Ocala, where there are endless local shops, restaurants, historical sites and cultural opportunities. The area is also host to lots of outdoor recreation options, parks, golf courses and more.

ⓘ 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: $24,759
• − Mortgage interest: −$15,695
• − Property taxes: −$4,203
• − Insurance: −$1,401
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$8,151
• Taxable loss: −$8,651
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-1,599/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 · 2 photos

Poor 20/100 Extensive rehab

The home requires extensive repairs and updates to bring it up to a livable condition. A new roof, exterior paint, flooring, interior paint, and systems upgrade would significantly increase its value.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major systems — No visible systems in the satellite image.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and functionality.
• Both Exterior paint — New exterior paint would enhance curb appeal and protect the siding.
• Both Flooring — New flooring would improve the home's aesthetic and functionality.
• Both Interior paint — New interior paint would freshen the space and improve the home's appearance.
• Both Systems upgrade — Upgrading the systems would improve the home's functionality and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
systems · No visible systems in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and functionality. ↑
• Both Exterior paint — New exterior paint would enhance curb appeal and protect the siding. ↑
• Both Flooring — New flooring would improve the home's aesthetic and functionality. ↑
• Both Interior paint — New interior paint would freshen the space and improve the home's appearance. ↑
• Both Systems upgrade — Upgrading the systems would improve the home's functionality and energy efficiency. ↑

ⓘ 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 — Liberty Triangle

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

Census & demographics

• Census place: Liberty Triangle, FL
• County: Marion County · 315,796 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 204.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% German/W. Germanic 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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• 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

-3.0% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $254,990 Zillow
• 2026-03-18 Price Changed $255,990 Zillow
• 2025-12-09 Price Changed $265,990 Zillow
• 2025-10-24 Relisted — Zillow
• 2025-09-17 Delisted — Zillow
• 2025-09-14 Listed $262,990 Zillow