8565 SW 109th St · Liberty Triangle, FL 34481

$155,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 138 Days on market

Built 1987 7,841 sqft lot $161/sqft · 18% below area Est $189k · 18% under $150/mo HOA · 10% of rent

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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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW, LOOK AT THIS NEW PRICE!! LET'S MAKE A DEAL!! Welcome to this Dogwood model home located on a nice corner lot. This home is neat & clean and ready for it's new owner. this 2 bedroom, 2 bath home with tile flooring throughout, it also offers a sunroom off of the dining area and a screened porch. Unique to this house has an attached utility/storage space. There is also a fenced yard. Roof replaced in 2023, AC 2010. This is a great house if you plan on making this your winter get-a-way of a full time home. Take advantage of everything Oak Run has including 6 pools, pickleball, 2 gyms and many other indoor and outdoor activities. Come by and take a look at this house, you might just love it.

Key facts

• Fenced yard
• Sunroom
• Screened porch

Tags

• DOGWOOD MODEL HOME
• CORNER LOT
• SUNROOM
• SCREENED PORCH
• ATTACHED UTILITY STORAGE SPACE
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.5% in Liberty Triangle — 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: 1151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($57k/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 138 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $155k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (median comp): $189,191
• List price: $155,000
• Delta: -18.07%
• 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
10940 SW 87th Ct	0.25mi	2/2.0	960 (0%)	2mo	$178,000	$185	87
8344 SW 107th Pl	0.43mi	2/2.0	960 (0%)	8mo	$143,200	$149	74
11401 SW 85th Ct	0.36mi	2/2.0	1,000 (+4%)	4mo	$187,000	$187	73
8108 SW 108th Place Rd	0.43mi	2/2.0	992 (+3%)	4mo	$160,000	$161	72
11520 SW 85th Ct	0.48mi	2/2.0	988 (+3%)	3mo	$170,000	$172	70
8329 SW 105th Pl	0.62mi	2/2.0	960 (0%)	2mo	$185,000	$193	70
8431 SW 109th Lane Rd	0.28mi	1/1.0 (-1)	912 (-5%)	4mo	$103,000	$113	66
10917 SW 82nd Ter	0.32mi	2/2.0	1,032 (+8%)	11mo	$115,000	$111	63
8473 SW 106th St	0.53mi	2/2.0	936 (-2%)	10mo	$133,000	$142	62
8343 SW 105th Pl	0.62mi	2/2.0	936 (-2%)	11mo	$150,000	$160	58
8157 SW 108th Loop	0.51mi	2/2.0	1,101 (+15%)	2mo	$175,000	$159	50
8124 SW 106th St	0.65mi	2/2.0	1,086 (+13%)	11mo	$147,000	$135	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-16,856
• Equity at exit: $23,111

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,919
• Equity at exit: $13,402

Cash invested: $43,400 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$813
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$65
• HOA: −$150
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $129

Break-even live

Break-even rent $1,398

Max offer price $155,000

Occupancy floor 87%

Sensitivity live

Price	-10% $217	-5% $173	+0% $129	+5% $85	+10% $41
Rent	-10% $6	-5% $67	+0% $129	+5% $191	+10% $252
Rate	-1.0pp $207	-0.5pp $168	base $129	+0.5pp $89	+1.0pp $48

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	21d	1	0.40mi
8942 SW 109th Ln Ocala, FL	2.0	2.0	960	$1,450	$1.51	21d	1	0.42mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	21d	1	0.44mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	0.65mi
11112 SW 78th Ave Ocala, FL	2.0	1.0	672	$1,150	$1.71	21d	1	0.72mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	1.07mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	21d	1	1.42mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: poolgym

Listing history 20 events

1. 2026-06-18
   days on market $155,000 Active 138 DOM
2. 2026-06-17
   days on market $155,000 Active 137 DOM
3. 2026-06-16
   days on market $155,000 Active 136 DOM
4. 2026-06-15
   price $155,000 Active 135 DOM
5. 2026-06-15
   days on market $169,900 Active 135 DOM
6. 2026-06-14
   days on market $169,900 Active 133 DOM
7. 2026-06-13
   days on market $169,900 Active 132 DOM
8. 2026-06-10
   days on market $169,900 Active 130 DOM
9. 2026-06-09
   days on market $169,900 Active 129 DOM
10. 2026-06-08
    days on market $169,900 Active 128 DOM
11. 2026-06-07
    days on market $169,900 Active 127 DOM
12. 2026-06-03
    days on market $169,900 Active 123 DOM
13. 2026-06-02
    days on market $169,900 Active 122 DOM
14. 2026-05-31
    days on market $169,900 Active 120 DOM
15. 2026-05-30
    days on market $169,900 Active 119 DOM
16. 2026-03-16
    price $175,000 706-char remark

    Show marketing remark (706 chars)

    WOW, LOOK AT THIS NEW PRICE!! LET'S MAKE A DEAL!! Welcome to this Dogwood model home located on a nice corner lot. This home is neat & clean and ready for it's new owner. this 2 bedroom, 2 bath home with tile flooring throughout, it also offers a sunroom off of the dining area and a screened porch. Unique to this house has an attached utility/storage space. There is also a fenced yard. Roof replaced in 2023, AC 2010. This is a great house if you plan on making this your winter get-a-way of a full time home. Take advantage of everything Oak Run has including 6 pools, pickleball, 2 gyms and many other indoor and outdoor activities. Come by and take a look at this house, you might just love it.

17. 2026-01-31
    listed $182,500 Active 706-char remark

    Show marketing remark (706 chars)

    WOW, LOOK AT THIS NEW PRICE!! LET'S MAKE A DEAL!! Welcome to this Dogwood model home located on a nice corner lot. This home is neat & clean and ready for it's new owner. this 2 bedroom, 2 bath home with tile flooring throughout, it also offers a sunroom off of the dining area and a screened porch. Unique to this house has an attached utility/storage space. There is also a fenced yard. Roof replaced in 2023, AC 2010. This is a great house if you plan on making this your winter get-a-way of a full time home. Take advantage of everything Oak Run has including 6 pools, pickleball, 2 gyms and many other indoor and outdoor activities. Come by and take a look at this house, you might just love it.

18. 2001-12-31
    soldstatus $50,900
19. 1996-12-10
    soldstatus $53,000
20. 1987-08-01
    soldstatus $47,349

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$359/yr (+$30/mo · 38.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 23 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: $18,740
• − Mortgage interest: −$8,682
• − Property taxes: −$927
• − Insurance: −$775
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$1,800
• − Depreciation: −$4,509
• Taxable loss: −$952
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $1,777/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 — 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): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• 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

+269.6% since first listed

5 events — show timeline

• 2026-03-16 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listed $182,500 Stellar MLS as Distributed by MLS Grid
• 2001-12-31 Sold (Public Records) $50,900 Public Records
• 1996-12-10 Sold (Public Records) $53,000 Public Records
• 1987-08-01 Sold (Public Records) $47,349 Public Records

Property tax history

+4.3%/yr

Latest (2025): $927 · +30.1% YoY. Source: county tax records.