5360 NW 60th Ter · Ocala, FL 34482

$281,500

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 7 Days on market

Built 2004 10,454 sqft lot Est $302k · 7% 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 +17.5/30.0
• ARV discount +10.6/15.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New home split BR plan Large family room Dining Living room

Key facts

• Cozy living room
• Move in ready home
• Large kitchen

Tags

• MOVE IN READY HOME
• POURED CONCRETE WALLS
• FULLY FENCED BACK YARD
• LARGE KITCHEN
• COZY LIVING ROOM
• WALK IN CLOSET

Property features AI

Finance

• Other: Zoning: R1
• Financial info: No lease restrictions
• HOA & community: No association; Pets allowed

Exterior

• Parking: Attached garage with 2 garage spaces
• Security: Security system
• Utilities: Well water; Septic tank; Electricity connected; Cable connected
• Home design: Single-family residence; One-story; East-facing; Completed condition; Homestead property
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on a 0.24-acre lot (approx. 75 x 140)
• Exterior features: Covered enclosed rear porch; Porch; Rain gutters; Sliding doors; Wood fencing; Irrigation equipment; Landscaped with trees; Cleared, level and paved lot; Road access: asphalt/paved

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Open floorplan; Split bedroom layout; Vaulted ceilings; Walk-in closets; Blinds; Double-pane windows
• Laundry & utility: Inside laundry room with washer and dryer hookups; Electric dryer hookup; Washer hookup; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (11.6% below list).
• Recommended offer: $249k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.2% in Ocala — 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 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• 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: Fessenden Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 417 students, 79% FRL); North Marion High School (math 20% / reading 32%, grade F, #494 of 667 statewide, top 75%, 1,303 students, 66% FRL).
• Market conditions: Rents rising fast (+11.1%/yr); 663 active listings in the ZIP; 25 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).
• At $2,488/mo this rent would consume 45% of the median local household income ($66k/yr) (locally 282% of renters already pay >50% of income on rent) — 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $79k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $152k; list at $282k implies a 85% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,798 (11.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $302,120
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5851 NW 62nd Ave	0.38mi	3/2.0	1,719 (-6%)	3mo	$245,000	$143	71
5410 NW 62nd Ave	0.19mi	3/2.0	1,706 (-6%)	12mo	$295,000	$173	71
5426 NW 56th Ter	0.38mi	3/2.0	1,936 (+6%)	14mo	$299,900	$155	60
5263 NW 62nd Ave NW	0.17mi	3/2.0	1,561 (-14%)	11mo	$259,900	$166	59
5567 NW 45th Ln	0.69mi	3/2.5	2,023 (+11%)	5mo	$412,990	$204	43
6233 NW 59th Ct	0.62mi	3/2.0	1,629 (-10%)	22mo	$269,900	$166	35
5316 NW 55th Pl	0.69mi	4/2.0 (+1)	2,013 (+11%)	22mo	$359,000	$178	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-18,833
• Equity at exit: $41,973

10-year hold

• IRR: 8.4%
• Equity multiple: 1.77×
• Total profit: $60,771
• Equity at exit: $24,339

Cash invested: $78,820 (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 34482

• Rents YoY: 11.1%
• Active inventory: 663
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,476
• Tax from tax record: −$157 /mo · $1,880/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $215

Break-even live

Break-even rent $2,215

Max offer price $281,500

Occupancy floor 86%

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: $70,375
• Closing costs: $8,445
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5391 NW 55th Ct Ocala, FL	3.0	2.0	1332	$1,650	$1.24	21d	1	0.45mi
6175 NW 59th Ave Ocala, FL	3.0	2.0	1384	$1,745	$1.26	21d	1	0.58mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	21d	1	0.68mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	21d	1	0.69mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	14d	1	0.70mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	14d	1	0.71mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	0.73mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	21d	1	0.76mi
5907 NW 64th St Ocala, FL	4.0	2.0	1313	$1,699	$1.29	21d	1	0.78mi
6425 NW 62nd Ter Ocala, FL	3.0	2.0	1349	$3,000	$2.22	21d	1	0.79mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	21d	1	0.79mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	21d	1	0.81mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	21d	1	0.82mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	21d	1	0.84mi
4342 NW 55th Ct Ocala, FL	3.0	2.5	2172	$2,600	$1.20	14d	1	0.87mi
4452 NW 53rd Ct Ocala, FL	3.0	3.0	2362	$2,800	$1.19	21d	1	0.90mi
5252 NW 46th Lane Rd Ocala, FL	4.0	2.0	2034	$2,800	$1.38	21d	1	0.90mi
5401 NW 63rd Pl Ocala, FL	3.0	2.0	1894	$1,695	$0.89	14d	1	0.91mi
5227 NW 46th Lane Rd Ocala, FL	4.0	2.0	2034	$3,000	$1.47	21d	1	0.92mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	21d	1	0.98mi
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	14d	1	1.33mi
4932 NW 39th Loop Ocala, FL	4.0	2.0	2036	$2,700	$1.33	21d	1	1.37mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	21d	1	1.41mi
3441 NW 56th Ave Ocala, FL	3.0	3.0	2328	$2,800	$1.20	21d	1	1.46mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	21d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $281,500 Active 7 DOM
2. 2026-06-17
   days on market $281,500 Active 6 DOM
3. 2026-06-16
   days on market $281,500 Active 5 DOM
4. 2026-06-15
   days on market $281,500 Active 4 DOM
5. 2026-06-14
   days on market $281,500 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $281,500 Active 1 DOM

ⓘ 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: $1,880 · $157/mo
• Projected year-2 tax: $2,336 · $195/mo
• Expected delta: +$457/yr (+$38/mo · 24.3%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,856
• − Mortgage interest: −$15,768
• − Property taxes: −$1,880
• − Insurance: −$1,408
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$8,189
• Taxable loss: −$2,166
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $3,104/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 — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

+82.8% since first listed

4 events — show timeline

• 2026-06-11 Listed $281,500 Stellar MLS as Distributed by MLS Grid
• 2005-05-27 Sold (Public Records) $152,000 Public Records
• 2005-05-19 Sold (MLS) $152,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-02 Listed $154,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $1,880 · +13.8% YoY. Source: county tax records.