1522 NE 21st St · Ocala, FL 34470

$99,000

2 bd · 1.0 ba · 836 sqft · SingleFamily public records · 85 Days on market

Built 1963 0.29 ac lot $118/sqft · 40% below area Est $166k · 40% under

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Why this score? — see what drove the B 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid concrete block home in an established Northeast Ocala neighborhood, ready for renovation. This property is priced well below market and offers strong upside, with public valuation estimates and nearby sales supporting The block construction provides a strong foundation for a cosmetic or light-to-moderate rehab. Conveniently located minutes from downtown Ocala, shopping, schools, and medical facilities. Property has code violations so buyer is to take property subject to code violations

Key facts

• Strong foundation
• Conveniently located
• 0.29 acre lot

Tags

• CONVENIENTLY LOCATED
• STRONG FOUNDATION
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Market conditions: Rents soft (-0.1%/yr); 294 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 85 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.31% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.4

CMA / ARV

• ARV (median comp): $166,264
• List price: $99,000
• Delta: -40.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2338 NE 13th Ave	0.30mi	2/1.0	842 (+1%)	15mo	$170,000	$202	72
1056 NE 20th St	0.41mi	2/1.0	816 (-2%)	14mo	$115,000	$141	65

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: -2.3%
• Equity multiple: 0.92×
• Total profit: $-2,308
• Equity at exit: $14,761

10-year hold

• IRR: 3.5%
• Equity multiple: 1.22×
• Total profit: $6,040
• Equity at exit: $8,560

Cash invested: $27,720 (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 34470

• Home prices YoY: -27.6%
• Rents YoY: -0.1%
• Active inventory: 294
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$519
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $274

Break-even live

Break-even rent $951

Max offer price $99,000

Occupancy floor 74%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2205 NE 14th Ave Ocala, FL	3.0	1.0	1020	$1,345	$1.32	21d	1	0.15mi
712 NE 26th St Ocala, FL	3.0	2.0	1105	$1,590	$1.44	21d	1	0.84mi
708 NE 26th St Ocala, FL	3.0	2.0	1100	$1,600	$1.45	21d	1	0.85mi
2836 NE 8th Ter Unit 2836 Ocala, FL	2.0	2.0	840	$1,150	$1.37	21d	1	0.87mi
2818 NE 8th Ter Unit 2818 Ocala, FL	2.0	2.0	840	$1,150	$1.37	21d	1	0.90mi
NE 8th Ter Ocala, FL	2.0	2.0	840	$1,150	$1.37	14d	2	0.90mi
1243 NE 6th Pl Ocala, FL	2.0	1.0	868	$1,650	$1.90	14d	1	0.96mi
506 NE 28th St Unit C Ocala, FL	1.0	1.0	525	$1,050	$2.00	21d	1	1.04mi
101 NW 23rd Pl Ocala, FL	2.0	1.0	716	$1,150	$1.61	14d	1	1.16mi
1549 NE 2nd St Unit B Ocala, FL	2.0	2.0	1036	$1,249	$1.21	21d	1	1.22mi
1812 NE 3rd St Unit 1808 Ocala, FL	2.0	2.0	936	$1,599	$1.71	14d	1	1.25mi
1812 NE 3rd St Unit 1752 Ocala, FL	2.0	2.0	936	$1,499	$1.60	21d	1	1.25mi
2014 NE 3rd St Ocala, FL	2.0	1.0	800	$1,050	$1.31	14d	1	1.27mi
126 NE 14th Ave Ocala, FL	1.0	1.0	705	$1,150	$1.63	14d	1	1.27mi
1727 NE 2nd St Ocala, FL	1.0	1.0	775	$999	$1.29	21d	1	1.29mi
1745 NE 2nd St Ocala, FL	1.0	1.0	775	$999	$1.29	21d	1	1.29mi
Clockwork Ocala, FL	1.0	1.0	525	$995	$1.90	14d	1	1.30mi
2152 NE 3rd St Ocala, FL	2.0	1.0	750	$1,200	$1.60	14d	1	1.33mi
2321 NE 3rd St Ocala, FL	1.0–3.0	1.0–2.0	1010	$744	$0.74	14d	1	1.34mi
2701 NE 7th St Ocala, FL	1.0–3.0	1.0–2.0	998	$1,424	$1.43	14d	16	1.36mi
965 NE 2nd St #4 Ocala, FL	1.0	1.0	900	$925	$1.03	21d	1	1.37mi
906 NE 3rd St Ocala, FL	1.0	1.0	711	$1,025	$1.44	14d	1	1.37mi
715 NE 3rd St Ocala, FL	2.0	1.0	850	$1,475	$1.74	14d	1	1.42mi
2281 NE 2nd St Ocala, FL	2.0	2.0	1000	$1,499	$1.50	21d	1	1.45mi
411 NE 26th Ct Ocala, FL	2.0	1.0	1000	$1,299	$1.30	14d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $99,000 Active 85 DOM
2. 2026-06-17
   days on market $99,000 Active 84 DOM
3. 2026-06-16
   days on market $99,000 Active 83 DOM
4. 2026-06-15
   days on market $99,000 Active 82 DOM
5. 2026-06-14
   days on market $99,000 Active 80 DOM
6. 2026-06-13
   days on market $99,000 Active 79 DOM
7. 2026-06-10
   days on market $99,000 Active 77 DOM
8. 2026-06-09
   days on market $99,000 Active 76 DOM
9. 2026-06-08
   days on market $99,000 Active 75 DOM
10. 2026-06-07
    days on market $99,000 Active 74 DOM
11. 2026-06-03
    days on market $99,000 Active 70 DOM
12. 2026-06-02
    days on market $99,000 Active 69 DOM
13. 2026-06-01
    days on market $99,000 Active 68 DOM
14. 2026-05-31
    days on market $99,000 Active 67 DOM
15. 2026-05-30
    days on market $99,000 Active 66 DOM
16. 2026-05-05
    status Active 497-char remark

    Show marketing remark (497 chars)

    Solid concrete block home in an established Northeast Ocala neighborhood, ready for renovation. This property is priced well below market and offers strong upside, with public valuation estimates and nearby sales supporting The block construction provides a strong foundation for a cosmetic or light-to-moderate rehab. Conveniently located minutes from downtown Ocala, shopping, schools, and medical facilities. Property has code violations so buyer is to take property subject to code violations

17. 2026-03-26
    status Pending 497-char remark

    Show marketing remark (497 chars)

    Solid concrete block home in an established Northeast Ocala neighborhood, ready for renovation. This property is priced well below market and offers strong upside, with public valuation estimates and nearby sales supporting The block construction provides a strong foundation for a cosmetic or light-to-moderate rehab. Conveniently located minutes from downtown Ocala, shopping, schools, and medical facilities. Property has code violations so buyer is to take property subject to code violations

18. 2026-02-13
    listed $99,000 Active 497-char remark

    Show marketing remark (497 chars)

    Solid concrete block home in an established Northeast Ocala neighborhood, ready for renovation. This property is priced well below market and offers strong upside, with public valuation estimates and nearby sales supporting The block construction provides a strong foundation for a cosmetic or light-to-moderate rehab. Conveniently located minutes from downtown Ocala, shopping, schools, and medical facilities. Property has code violations so buyer is to take property subject to code violations

19. 2006-03-28
    soldstatus $92,900

ⓘ 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: $2,288 · $191/mo
• Projected year-2 tax: $2,288 · $191/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,577
• − Mortgage interest: −$5,546
• − Property taxes: −$2,288
• − Insurance: −$495
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,880
• Taxable income: $1,876
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,843/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

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,443
• Household income: $52,083
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 771.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 12% Hispanic / Latino 12% Black 10% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 9%

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: ▼ -92.74%
• Current HPI: 242.686
• Rent YoY: ▼ -0.07%
• 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

+6.6% since first listed

4 events — show timeline

• 2026-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-28 Sold (Public Records) $92,900 Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,288 · +39.9% YoY. Source: county tax records.