BRIO II Plan · Liberty Triangle, FL 34476

$333,990

5 bd · 2.5 ba · 2,360 sqft · SingleFamily · 124 Days on market

Excellent condition 2-car garage

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home features a modern open-concept layout where the kitchen, café and Great Room share a footprint, with a convenient study located off the entry. A screened porch offers enhanced outdoor living easily accessible from the main living area. Five bedrooms can be found upstairs, including the luxurious owner's suite, complete with an en-suite bathroom and walk-in closet.

Key facts

• Study
• Screened porch
• En-suite bathroom

Tags

• OPEN-CONCEPT LAYOUT
• SCREENED PORCH
• STUDY
• OUTDOOR LIVING
• OWNER'S SUITE
• EN-SUITE BATHROOM

🏗️ New construction. The $333,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $344,999.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $334k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (23.1% below list).
• Recommended offer: $257k (23.1% 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); 1071 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 63d 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 $2,568/mo this rent would consume 47% of the median local household income ($66k/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 $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 124 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.

Recommended offer $256,759 (23.1% 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 124 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $344,999
• List price: $333,990
• Delta: 2.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8866 SW 69th Ter	0.25mi	5/2.5	2,360 (0%)	3mo	$385,080	$163	86
7005 SW 90th Pl	0.15mi	4/3.0 (-1)	2,503 (+6%)	3mo	$435,130	$174	73
6993 SW 90th Pl	0.14mi	4/3.0 (-1)	2,503 (+6%)	5mo	$447,910	$179	72
8792 SW 67th Cir	0.24mi	4/3.5 (-1)	2,263 (-4%)	4mo	$345,080	$152	69
8804 SW 67th Cir	0.33mi	4/3.0 (-1)	2,263 (-4%)	4mo	$324,990	$144	68
8876 SW 68th Terrace Rd	0.11mi	4/3.0 (-1)	2,089 (-12%)	4mo	$326,080	$156	65
6896 SW 87th St	0.39mi	4/3.0 (-1)	2,226 (-6%)	0mo	$345,000	$155	65
8669 SW 67th Cir	0.37mi	4/3.0 (-1)	2,226 (-6%)	4mo	$345,990	$155	63
8874 SW 69th Ter	0.25mi	4/2.0 (-1)	2,106 (-11%)	2mo	$295,000	$140	62
8739 SW 67th Cir	0.40mi	4/3.0 (-1)	2,173 (-8%)	3mo	$335,000	$154	58
6880 SW 87th St	0.45mi	4/3.0 (-1)	2,571 (+9%)	1mo	$360,000	$140	56
8784 SW 67th Cir	0.31mi	4/3.5 (-1)	2,083 (-12%)	2mo	$307,500	$148	55

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: -27.2%
• Equity multiple: 0.11×
• Total profit: $-86,052
• Equity at exit: $51,440

10-year hold

• IRR: -40.4%
• Equity multiple: -0.38×
• Total profit: $-133,036
• Equity at exit: $29,829

Cash invested: $96,600 (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: 36 active · 23 under contract
• Months of supply: 6.4 mo (16%/mo absorbed)
• Median asking: $340,945 ($155/sqft)
• Median days on market: 124 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: -5.9% vs current asking $/sqft

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

ZIP-level market 34476

• Rents YoY: -2.6%
• Active inventory: 1071
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,568 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-356

Break-even live

Break-even rent $3,018

Max offer price $293,512

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-237	+0% $-356	+5% $-475	+10% $-594
Rent	-10% $-559	-5% $-457	+0% $-356	+5% $-254	+10% $-153
Rate	-1.0pp $-182	-0.5pp $-268	base $-356	+0.5pp $-445	+1.0pp $-536

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: $86,250
• Closing costs: $10,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6615 SW 89th Ln Ocala, FL	4.0	3.0	1958	$2,195	$1.12	63d	1	0.27mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	70d	1	0.93mi
5667 SW 92nd Pl Ocala, FL	4.0	2.0	2283	$2,750	$1.20	63d	1	1.16mi
5637 SW 93rd St Ocala, FL	4.0	3.0	2039	$2,600	$1.28	63d	1	1.21mi
10346 SW 64th Ct Ocala, FL	4.0	4.0	3363	$2,399	$0.71	70d	1	1.34mi

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $351,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: BRIO II planLocated on SW-facing street (address includes SW prefix)
• Exterior features: Living area approximately 2,360

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: New construction plan (BRIO II)

Listing history 50 events

1. 2026-08-08
   days on market $333,990 Active 124 DOM
2. 2026-08-07
   days on market $333,990 Active 123 DOM
3. 2026-08-06
   days on market $333,990 Active 122 DOM
4. 2026-08-05
   pricedays on market $333,990 Active 121 DOM
5. 2026-08-03
   days on market $351,990 Active 119 DOM
6. 2026-07-31
   days on market $351,990 Active 116 DOM
7. 2026-07-30
   days on market $351,990 Active 115 DOM
8. 2026-07-29
   days on market $351,990 Active 114 DOM
9. 2026-07-27
   days on market $351,990 Active 112 DOM
10. 2026-07-25
    days on market $351,990 Active 110 DOM
11. 2026-07-23
    days on market $351,990 Active 108 DOM
12. 2026-07-22
    days on market $351,990 Active 107 DOM
13. 2026-07-21
    days on market $351,990 Active 106 DOM
14. 2026-07-18
    days on market $351,990 Active 103 DOM
15. 2026-07-16
    days on market $351,990 Active 101 DOM
16. 2026-07-16
    days on market $351,990 Active 100 DOM
17. 2026-07-14
    days on market $351,990 Active 99 DOM
18. 2026-07-13
    days on market $351,990 Active 98 DOM
19. 2026-07-12
    days on market $351,990 Active 97 DOM
20. 2026-07-11
    days on market $351,990 Active 96 DOM
21. 2026-07-10
    days on market $351,990 Active 95 DOM
22. 2026-07-10
    days on market $351,990 Active 94 DOM
23. 2026-07-08
    days on market $351,990 Active 93 DOM
24. 2026-07-07
    days on market $351,990 Active 92 DOM
25. 2026-07-06
    days on market $351,990 Active 91 DOM
26. 2026-07-05
    days on market $351,990 Active 90 DOM
27. 2026-07-04
    days on market $351,990 Active 89 DOM
28. 2026-07-03
    days on market $351,990 Active 88 DOM
29. 2026-07-02
    days on market $351,990 Active 87 DOM
30. 2026-07-01
    days on market $351,990 Active 86 DOM
31. 2026-06-30
    days on market $351,990 Active 85 DOM
32. 2026-06-29
    days on market $351,990 Active 84 DOM
33. 2026-06-28
    days on market $351,990 Active 83 DOM
34. 2026-06-28
    days on market $351,990 Active 82 DOM
35. 2026-06-27
    days on market $351,990 Active 81 DOM
36. 2026-06-25
    days on market $351,990 Active 79 DOM
37. 2026-06-23
    days on market $351,990 Active 77 DOM
38. 2026-06-22
    days on market $351,990 Active 76 DOM
39. 2026-06-18
    days on market $351,990 Active 73 DOM
40. 2026-06-17
    days on market $351,990 Active 72 DOM
41. 2026-06-16
    days on market $351,990 Active 71 DOM
42. 2026-06-15
    days on market $351,990 Active 70 DOM
43. 2026-06-14
    days on market $351,990 Active 68 DOM
44. 2026-06-13
    days on market $351,990 Active 67 DOM
45. 2026-06-10
    days on market $351,990 Active 65 DOM
46. 2026-06-09
    days on market $351,990 Active 64 DOM
47. 2026-06-08
    days on market $351,990 Active 63 DOM
48. 2026-06-07
    days on market $351,990 Active 62 DOM
49. 2026-06-03
    days on market $351,990 Active 58 DOM
50. 2026-06-02
    days on market $351,990 Active 57 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: $30,811
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$10,036
• Taxable loss: −$10,380
• Est. tax savings @ 24.0%: +$2,491
• After-tax cash flow: $-1,778/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

Excellent 100/100 None rehab

This modern two-story home is in excellent condition with a good layout and well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Hammett Bowen Jr. Elementary School C+ FL #832/2,144 Nat'l #9,382/41,679 Middle Liberty Middle School F FL #360/571 Nat'l #5,872/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

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 · 365,905 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $351,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: BRIO II planLocated on SW-facing street (address includes SW prefix)
• Exterior features: Living area approximately 2,360

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: New construction plan (BRIO II)