118 Cedar Rd · Silver Springs Shores, FL 34472

$179,100

3 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 42 Days on market

Built 1990 10,454 sqft lot Est $288k · 38% under

---

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 +16.9/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +5.3/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3BR /2BA Block Stucco Home that features vaulted ceiling, split plan, enclosed porch and fenced yard.

Key facts

• Fenced yard
• Vaulted ceiling
• Split plan

Tags

• VAULTED CEILING
• SPLIT PLAN
• ENCLOSED PORCH
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.7% in Silver Springs Shores — 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 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, schools 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 flat; 674 active listings in the ZIP; 24 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).
• This rent runs 34% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.9% appreciation + 0.2% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $179k implies a 1691% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,727 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $288,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Pine Trace Way	0.33mi	3/2.0	1,400 (-8%)	2mo	$274,000	$196	70
8 Cedar Trce	0.30mi	3/2.0	1,473 (-3%)	13mo	$280,000	$190	70
6 Dogwood Drive Trce	0.55mi	3/2.0	1,453 (-4%)	6mo	$289,900	$200	62
7001 Hemlock Crse	0.60mi	3/2.0	1,499 (-1%)	11mo	$230,000	$153	61
7080 Hemlock Crse	0.55mi	4/2.0 (+1)	1,507 (-1%)	13mo	$257,500	$171	57
12 Dogwood Loop Ave	0.74mi	3/2.0	1,473 (-3%)	7mo	$285,000	$193	55
26 Water Track Dr	0.71mi	3/2.0	1,473 (-3%)	11mo	$279,900	$190	53
36 Pine Radl	0.73mi	3/2.0	1,473 (-3%)	11mo	$270,000	$183	52
36 Pine Trace Loop	0.31mi	3/2.0	1,315 (-13%)	15mo	$259,900	$198	51
5545 SE 70th Ave	0.69mi	3/2.0	1,380 (-9%)	3mo	$244,800	$177	50
6 Dogwood Drive Trl	0.72mi	3/2.0	1,315 (-13%)	3mo	$249,900	$190	42
7292 Hemlock Loop	0.70mi	3/2.0	1,696 (+12%)	11mo	$279,000	$165	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.07×
• Total profit: $53,512
• Equity at exit: $111,827

10-year hold

• IRR: 15.1%
• Equity multiple: 3.85×
• Total profit: $142,749
• Equity at exit: $202,138

Cash invested: $50,148 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 674
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$939
• Tax from tax record: −$311 /mo · $3,728/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $118

Break-even live

Break-even rent $1,677

Max offer price $179,100

Occupancy floor 89%

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: $44,775
• Closing costs: $5,373
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Pine Cir Ocala, FL	3.0	2.0	1270	$1,897	$1.49	13d	1	0.16mi
6 Cedar Dr Ocala, FL	3.0	2.0	1477	$1,675	$1.13	21d	1	0.20mi
2 Dogwood Drive Pl Ocala, FL	4.0	2.0	1608	$2,099	$1.31	21d	1	0.38mi
3 Pine Circle Pass Ocala, FL	3.0	2.0	1674	$1,700	$1.02	21d	1	0.49mi
98 Dogwood Drive Cir Ocala, FL	3.0	2.0	1337	$1,695	$1.27	21d	1	0.56mi
88 Dogwood Drive Loop Ocala, FL	3.0	2.0	1659	$1,600	$0.96	21d	1	0.61mi
9 Pine Course Radl Ocala, FL	3.0	2.0	1453	$1,725	$1.19	13d	1	0.64mi
7 Pine Run Ter Ocala, FL	3.0	2.0	1432	$1,500	$1.05	13d	1	0.69mi
139 Pine Crse Ocala, FL	3.0	2.0	1398	$1,645	$1.18	13d	1	0.73mi
7044 Hemlock Crse Ocala, FL	3.0	2.0	1270	$1,897	$1.49	13d	1	0.73mi
21 Dogwood Drive Pass Ocala, FL	3.0	2.0	1390	$1,595	$1.15	21d	1	0.85mi
43 Water Track Loop Ocala, FL	3.0	2.0	1287	$1,799	$1.40	13d	1	0.92mi
6875 SE 52nd St Ocala, FL	3.0	2.0	1624	$1,750	$1.08	21d	1	0.93mi
7184 Hemlock Loop Ocala, FL	3.0	2.0	1392	$1,675	$1.20	21d	1	0.97mi
5 Cedar Ln Ocala, FL	3.0	2.0	1064	$1,750	$1.64	21d	1	0.98mi
9 Dogwood Trail Dr Ocala, FL	3.0	2.0	1110	$1,595	$1.44	21d	1	1.00mi
43 Bahia Pass Ocala, FL	3.0	2.0	1188	$1,475	$1.24	21d	1	1.07mi
492 Hickory Course Loop Ocala, FL	4.0	2.0	1483	$1,750	$1.18	21d	1	1.17mi
13 Pine Radial Dr Ocala, FL	3.0	2.0	1453	$1,795	$1.24	21d	1	1.17mi
308 Hickory Course Radl Ocala, FL	3.0	2.0	1397	$1,650	$1.18	21d	1	1.26mi
9649 Bahia Rd Ocala, FL	3.0	2.0	1282	$1,595	$1.24	21d	1	1.34mi
11 Aspen Dr Ocala, FL	3.0	2.0	1357	$1,725	$1.27	21d	1	1.36mi
149 Hickory Course Cir Ocala, FL	4.0	2.0	1827	$2,100	$1.15	13d	1	1.38mi
23 Aspen Dr Ocala, FL	3.0	2.0	1399	$1,650	$1.18	21d	1	1.38mi

Listing history 9 events

1. 2025-02-22
   status Pending
2. 2025-02-15
   status Active
3. 2025-02-15
   price $179,100
4. 2024-12-26
   status Pending
5. 2024-11-21
   listed $199,000 Active
6. 2024-07-10
   status Pending
7. 2024-07-10
   historical
8. 2024-07-09
   listed $260,000 Active
9. 1989-09-01
   soldstatus $10,000

ⓘ 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: $3,728 · $311/mo
• Projected year-2 tax: $3,728 · $311/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 4/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,906
• − Mortgage interest: −$10,032
• − Property taxes: −$3,728
• − Insurance: −$896
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$5,210
• Taxable loss: −$1,465
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $1,763/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+1691.0% since first listed

9 events — show timeline

• 2025-02-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $179,100 Stellar MLS as Distributed by MLS Grid
• 2024-12-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-09 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 1989-09-01 Sold (Public Records) $10,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,728 · +8.3% YoY. Source: county tax records.