8866 SW 46th Ave · Liberty Triangle, FL 34476

$287,990

3 bd · 2.0 ba · 1,672 sqft · SingleFamily · 92 Days on market

Built 2026 Excellent condition 5,750 sqft lot 2-car garage $110/mo HOA · 5% of rent

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +1.9/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Indulge in modern living with this 3-bedroom, all concrete block constructed home featuring an open layout and stainless-steel appliances. The layout of the home connects the living, dining, and kitchen areas, creating a spacious and inviting atmosphere. The kitchen, equipped with stainless-steel built-in dishwasher, range, and microwave, becomes a stylish focal point, blending form and function. With three bedrooms thoughtfully integrated into the layout, this home offers both comfort and contemporary elegance. The primary bedroom features an ensuite bathroom and walk-in closet. The Aria is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• Open layout
• 5,750 sq ft lot
• 2 garage spots

Tags

• OPEN LAYOUT
• STAINLESS-STEEL APPLIANCES

🏗️ New construction. The $287,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,495.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-451 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (25.2% below list).
• Recommended offer: $215k (25.2% 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; 31 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).
• This rent runs 39% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $9k 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 92 days — a 9% lower offer ($262k) 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.

Recommended offer $215,342 (25.2% 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 92 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.54%
• DSCR: 0.71
• GRM: 11.4

CMA / ARV

• ARV (median comp): $295,495
• List price: $287,990
• Delta: -2.54%
• 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
4597 SW 88th Pl	0.29mi	3/2.0	1,672 (0%)	1mo	$289,990	$173	86
8858 SW 46th Ave	0.01mi	4/2.0 (+1)	1,828 (+9%)	0mo	$295,000	$161	79
4513 SW 91st Lane Rd	0.31mi	4/2.0 (+1)	1,635 (-2%)	0mo	$280,350	$171	77
4978 SW 91st St	0.41mi	3/2.0	1,626 (-3%)	0mo	$280,000	$172	76
8982 SW 46th Ter	0.13mi	4/2.0 (+1)	1,828 (+9%)	1mo	$320,000	$175	72
4471 SW 82nd Loop	0.58mi	3/2.0	1,696 (+1%)	0mo	$316,000	$186	70
4589 SW 88th Pl	0.29mi	4/2.0 (+1)	1,828 (+9%)	1mo	$297,990	$163	65
4647 SW 88th Pl	0.29mi	4/2.0 (+1)	1,828 (+9%)	1mo	$310,990	$170	65
8092 SW 44th Ter	0.32mi	3/2.0	1,429 (-14%)	0mo	$240,000	$168	61
8339 SW 41st Ter	0.68mi	3/2.0	1,487 (-11%)	1mo	$290,140	$195	49
4396 SW 82nd Loop	0.63mi	4/2.0 (+1)	1,850 (+11%)	1mo	$325,000	$176	47
8156 SW 44th Court Rd	0.69mi	4/2.0 (+1)	1,850 (+11%)	0mo	$344,840	$186	45

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: -31.2%
• Equity multiple: -0.00×
• Total profit: $-82,812
• Equity at exit: $44,059

10-year hold

• IRR: -56.5%
• Equity multiple: -0.61×
• Total profit: $-133,072
• Equity at exit: $25,549

Cash invested: $82,739 (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: 69 active · 43 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $291,990 ($174/sqft)
• Median days on market: 79 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +1.7% 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: 11.1×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,550
• Tax est. 1.5%: −$369 /mo · $4,432/yr
• Insurance: −$123
• HOA: −$110
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-451

Break-even live

Break-even rent $2,724

Max offer price $230,249

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-349	+0% $-451	+5% $-553	+10% $-655
Rent	-10% $-621	-5% $-536	+0% $-451	+5% $-366	+10% $-281
Rate	-1.0pp $-302	-0.5pp $-376	base $-451	+0.5pp $-527	+1.0pp $-605

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: $73,874
• Closing costs: $8,865
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4697 SW 89th St Ocala, FL	4.0	2.0	1848	$2,150	$1.16	63d	1	0.07mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	63d	1	0.23mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	70d	1	0.23mi
4828 SW 86th Ln Ocala, FL	3.0	2.0	1672	$1,950	$1.17	70d	1	0.23mi
8609 SW 46th Ter Ocala, FL	3.0	2.0	1670	$2,400	$1.44	63d	1	0.25mi
9109 SW 45th Ter Ocala, FL	4.0	2.0	1828	$2,150	$1.18	63d	1	0.25mi
8665 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	70d	1	0.29mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	63d	1	0.34mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	63d	1	0.34mi
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	63d	1	0.34mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	63d	1	0.36mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	62d	1	0.36mi
8940 SW 50th Ter Ocala, FL	4.0	2.0	1827	$2,195	$1.20	70d	1	0.42mi
7177 SW 92nd St Ocala, FL	3.0	2.5	1410	$1,850	$1.31	70d	1	0.45mi
4643 SW 84th Street Rd Ocala, FL	3.0	2.0	1663	$1,925	$1.16	63d	1	0.46mi
8792 SW 49th Cir Ocala, FL	4.0	2.0	1498	$1,850	$1.23	70d	1	0.48mi
8780 SW 49th Cir Ocala, FL	3.0	2.0	1672	$1,900	$1.14	70d	1	0.48mi
4939 SW 81st Loop Ocala, FL	3.0	2.5	1828	$1,750	$0.96	63d	1	0.66mi
8320 SW 41st Ter Ocala, FL	3.0	2.0	1841	$2,300	$1.25	63d	1	0.67mi
4915 SW 81st St Ocala, FL	3.0	2.5	1707	$1,795	$1.05	63d	1	0.68mi
4780 SW 95th Ln Ocala, FL	4.0	3.0	2002	$2,395	$1.20	63d	1	0.76mi
4296 SW 98th St Ocala, FL	3.0	2.0	1607	$1,700	$1.06	70d	1	0.96mi
4937 SW 98th Pl Ocala, FL	4.0	2.0	1838	$2,400	$1.31	63d	1	1.01mi
5637 SW 93rd St Ocala, FL	4.0	3.0	2039	$2,600	$1.28	63d	1	1.02mi
4725 SW 100th St Ocala, FL	3.0	2.0	2000	$1,800	$0.90	70d	1	1.13mi
9324 SW 58th Cir Ocala, FL	3.0	2.0	2141	$2,500	$1.17	70d	1	1.17mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	70d	1	1.21mi
9975 SW 39th Ter Ocala, FL	4.0	2.0	1873	$2,295	$1.23	63d	1	1.25mi
7194 SW 91st Ln Ocala, FL	4.0	2.5	1571	$1,950	$1.24	70d	1	1.38mi
9198 SW 62nd Terrace Rd Ocala, FL	3.0	2.0	1710	$1,850	$1.08	63d	1	1.46mi
8880 SW 27th Ave Ocala, FL	2.0–3.0	2.0	1178	$1,399	$1.19	70d	1	1.50mi

Property features AI

Finance

• Other: Home warranty included
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Executive Management and LeasingHOA approval requiredMonthly HOA $110 (quarterly association fee $330)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities
• Home design: Single family residenceUnder construction (projected completion: 2026-09-07)One storyNorth-facing
• Construction: Block constructionShingle roofSlab foundationNew constructionBuilt by D.R. Horton INC (model: Aria)
• Exterior features: Irrigation equipmentPaved road access

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Dedicated laundry room

Listing history 50 events

1. 2026-08-08
   days on market $287,990 Active 92 DOM
2. 2026-08-07
   days on market $287,990 Active 91 DOM
3. 2026-08-06
   days on market $287,990 Active 90 DOM
4. 2026-08-05
   days on market $287,990 Active 89 DOM
5. 2026-08-04
   days on market $287,990 Active 88 DOM
6. 2026-08-03
   days on market $287,990 Active 87 DOM
7. 2026-07-31
   days on market $287,990 Active 84 DOM
8. 2026-07-30
   days on market $287,990 Active 83 DOM
9. 2026-07-29
   days on market $287,990 Active 82 DOM
10. 2026-07-27
    days on market $287,990 Active 80 DOM
11. 2026-07-25
    days on market $287,990 Active 78 DOM
12. 2026-07-23
    days on market $287,990 Active 76 DOM
13. 2026-07-22
    days on market $287,990 Active 75 DOM
14. 2026-07-21
    days on market $287,990 Active 74 DOM
15. 2026-07-18
    days on market $287,990 Active 71 DOM
16. 2026-07-16
    days on market $287,990 Active 69 DOM
17. 2026-07-16
    days on market $287,990 Active 68 DOM
18. 2026-07-14
    days on market $287,990 Active 67 DOM
19. 2026-07-13
    days on market $287,990 Active 66 DOM
20. 2026-07-12
    days on market $287,990 Active 65 DOM
21. 2026-07-11
    days on market $287,990 Active 64 DOM
22. 2026-07-10
    days on market $287,990 Active 63 DOM
23. 2026-07-09
    pricedays on market $287,990 Active 62 DOM
24. 2026-07-08
    days on market $289,990 Active 61 DOM
25. 2026-07-07
    days on market $289,990 Active 60 DOM
26. 2026-07-06
    days on market $289,990 Active 59 DOM
27. 2026-07-05
    days on market $289,990 Active 58 DOM
28. 2026-07-04
    days on market $289,990 Active 57 DOM
29. 2026-07-03
    days on market $289,990 Active 56 DOM
30. 2026-07-02
    days on market $289,990 Active 55 DOM
31. 2026-07-01
    days on market $289,990 Active 54 DOM
32. 2026-06-30
    days on market $289,990 Active 53 DOM
33. 2026-06-29
    days on market $289,990 Active 52 DOM
34. 2026-06-28
    days on market $289,990 Active 51 DOM
35. 2026-06-28
    days on market $289,990 Active 50 DOM
36. 2026-06-27
    days on market $289,990 Active 49 DOM
37. 2026-06-25
    pricedays on market $289,990 Active 47 DOM
38. 2026-06-23
    days on market $295,990 Active 45 DOM
39. 2026-06-21
    days on market $295,990 Active 44 DOM
40. 2026-06-18
    days on market $295,990 Active 41 DOM
41. 2026-06-17
    days on market $295,990 Active 40 DOM
42. 2026-06-16
    days on market $295,990 Active 39 DOM
43. 2026-06-15
    days on market $295,990 Active 38 DOM
44. 2026-06-14
    days on market $295,990 Active 36 DOM
45. 2026-06-13
    pricedays on market $295,990 Active 35 DOM
46. 2026-06-10
    days on market $297,990 Active 33 DOM
47. 2026-06-09
    days on market $297,990 Active 32 DOM
48. 2026-06-08
    days on market $297,990 Active 31 DOM
49. 2026-06-07
    days on market $297,990 Active 30 DOM
50. 2026-06-03
    days on market $297,990 Active 26 DOM

    Show marketing remark (968 chars)

    Indulge in modern living with this 3-bedroom, all concrete block constructed home featuring an open layout and stainless-steel appliances. The layout of the home connects the living, dining, and kitchen areas, creating a spacious and inviting atmosphere. The kitchen, equipped with stainless-steel built-in dishwasher, range, and microwave, becomes a stylish focal point, blending form and function. With three bedrooms thoughtfully integrated into the layout, this home offers both comfort and contemporary elegance. The primary bedroom features an ensuite bathroom and walk-in closet. The Aria is complete with a state-of-the-art smart home system. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

ⓘ 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: $25,841
• − Mortgage interest: −$16,552
• − Property taxes: −$4,432
• − Insurance: −$1,477
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − HOA: −$1,320
• − Depreciation: −$8,596
• Taxable loss: −$10,672
• Est. tax savings @ 24.0%: +$2,561
• After-tax cash flow: $-2,850/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 · 1 photo

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a modern, move-in-ready living space with high ROI potential for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace landscaping — Improves curb appeal and value ↑
• Both Install smart home features — Enhances home's modern appeal and marketability ↑

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

---

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 0.55)
• 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%

---

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

---

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: Home warranty included
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Executive Management and LeasingHOA approval requiredMonthly HOA $110 (quarterly association fee $330)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities
• Home design: Single family residenceUnder construction (projected completion: 2026-09-07)One storyNorth-facing
• Construction: Block constructionShingle roofSlab foundationNew constructionBuilt by D.R. Horton INC (model: Aria)
• Exterior features: Irrigation equipmentPaved road access

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Dedicated laundry room

Price history

-0.8% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $295,990 Zillow
• 2026-06-10 Price Changed $295,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-03 Price Changed $297,990 Zillow
• 2026-06-02 Price Changed $297,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $299,245 Stellar MLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $299,245 Zillow
• 2026-05-09 Listed $298,245 Zillow
• 2026-05-08 Listed $298,245 Stellar MLS as Distributed by MLS Grid