8873 SW 104th Ln · Liberty Triangle, FL 34481

$159,000

2 bd · 2.0 ba · 1,035 sqft · SingleFamily public records · 86 Days on market

Built 2008 0.26 ac lot $154/sqft · 9% below area Est $174k · 9% under $147/mo HOA · 10% of rent

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Why this score? — see what drove the D- 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 +11.4/15.0
• Cash flow +9.3/30.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• DSCR +2.6/10.0
• 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

* * NEW ROOF THE END OF APRIL * * This 2 bedroom, 2 bathroom home is ready for its new owners, be that snowbirds or retiring individuals looking for a relaxing lifestyle in this 55+ community. This is one of the newest houses (2008) in the development and right across the street from Clubhouse 1, a pool, shuffle board courts, tennis/ pickleball courts and more. Recent upgrades consist of a new HVAC Unit with HV light installed in 03/2026, hot water heater 03/2022, new stainless steel stove 12/25, new stainless steel refrigerator, newly installed laminate flooring in both bedrooms and hallway, a washer and dryer and septic just pumped. Granite countertops In the kitchen with Oak cabinets. New 6' vinyl fencing around carport. The master bedroom is very ample with a large walk in closet. The owner will also be leaving a newer riding lawn mower to take care of the large lawn area. This residence is located in the perfect spot to get to restaurants, banks, grocery stores, hospitals and other medical facilities. Location, location, location.

Key facts

• Oak cabinets
• New vinyl fencing
• Hot water heater

Tags

• NEW HVAC UNIT
• HOT WATER HEATER
• NEW STAINLESS STEEL STOVE
• GRANITE COUNTERTOPS
• OAK CABINETS
• NEW VINYL FENCING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (4.8% below list).
• Recommended offer: $138k (13.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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; 26 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 32% 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 86 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,260 (13.0% 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 86 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.95% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 8.8

CMA / ARV

• ARV (median comp): $174,209
• List price: $159,000
• Delta: -8.73%
• 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
10061 SW 88th Ter	0.32mi	2/2.0	1,144 (+10%)	6mo	$135,500	$118	62
8329 SW 105th Pl	0.57mi	2/2.0	960 (-7%)	2mo	$185,000	$193	60
9200 SW 101st Ln	0.38mi	2/2.0	1,144 (+10%)	10mo	$169,900	$149	57
8473 SW 106th St	0.45mi	2/2.0	936 (-10%)	10mo	$133,000	$142	55
8344 SW 107th Pl	0.63mi	2/2.0	960 (-7%)	8mo	$143,200	$149	52
10060 SW 93rd Ave	0.55mi	2/1.5	1,095 (+6%)	15mo	$130,000	$119	51
8244 SW 106th Pl	0.70mi	2/2.0	990 (-4%)	12mo	$183,000	$185	50
8343 SW 105th Pl	0.55mi	2/2.0	936 (-10%)	11mo	$150,000	$160	49
8357 SW 106th St	0.55mi	2/2.0	1,116 (+8%)	17mo	$195,000	$175	47
10815 SW 86th Ave	0.63mi	2/2.0	1,178 (+14%)	6mo	$243,000	$206	42
8245 SW 106th St	0.67mi	2/2.0	1,122 (+8%)	18mo	$170,000	$152	39
10892 SW 88th Ct	0.75mi	2/2.0	1,086 (+5%)	22mo	$170,000	$157	38

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-33,088
• Equity at exit: $23,707

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-37,812
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$834
• Tax from tax record: −$266 /mo · $3,195/yr
• Insurance: −$66
• HOA: −$147
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-117

Break-even live

Break-even rent $1,662

Max offer price $138,260

Occupancy floor —

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	0.17mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	0.25mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	0.29mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	13d	1	0.44mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	0.47mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	21d	1	0.64mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.66mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	21d	1	0.66mi
9201 SW 108th Pl Ocala, FL	2.0	2.0	1170	$1,475	$1.26	21d	15	0.69mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.69mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	13d	1	0.72mi
8669 SW 108th Ln Ocala, FL	2.0	1.0	1152	$1,250	$1.09	21d	1	0.74mi
8942 SW 109th Ln Ocala, FL	2.0	2.0	960	$1,450	$1.51	21d	1	0.83mi
10081 SW 97th Ct Ocala, FL	2.0	1.0	992	$1,200	$1.21	13d	1	0.90mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.90mi
9760 SW 101st Ln Ocala, FL	2.0	2.0	1360	$1,500	$1.10	21d	1	0.90mi
10405 SW 99th Ave Ocala, FL	2.0	2.0	1040	$1,450	$1.39	21d	1	0.98mi
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	21d	1	1.00mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	21d	1	1.07mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	21d	1	1.10mi
10155 SW 100th Ave Ocala, FL	2.0	2.0	1040	$1,700	$1.63	21d	1	1.12mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	21d	1	1.13mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	13d	1	1.27mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	1.37mi
8287 SW 116th St Ocala, FL	2.0	2.0	1181	$1,550	$1.31	21d	1	1.37mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	1.40mi

HOA detail

• Monthly dues: $147 · $1,764/yr
• Likely covers: waterpool

Listing history 26 events

1. 2026-06-03
   statusdays on market $159,000 Pending 86 DOM
2. 2026-06-02
   days on market $159,000 Active 85 DOM
3. 2026-06-01
   days on market $159,000 Active 84 DOM
4. 2026-05-31
   days on market $159,000 Active 83 DOM
5. 2026-05-30
   days on market $159,000 Active 82 DOM
6. 2026-05-12
   price $159,000 1053-char remark

   Show marketing remark (1053 chars)

   * * NEW ROOF THE END OF APRIL * * This 2 bedroom, 2 bathroom home is ready for its new owners, be that snowbirds or retiring individuals looking for a relaxing lifestyle in this 55+ community. This is one of the newest houses (2008) in the development and right across the street from Clubhouse 1, a pool, shuffle board courts, tennis/ pickleball courts and more. Recent upgrades consist of a new HVAC Unit with HV light installed in 03/2026, hot water heater 03/2022, new stainless steel stove 12/25, new stainless steel refrigerator, newly installed laminate flooring in both bedrooms and hallway, a washer and dryer and septic just pumped. Granite countertops In the kitchen with Oak cabinets. New 6' vinyl fencing around carport. The master bedroom is very ample with a large walk in closet. The owner will also be leaving a newer riding lawn mower to take care of the large lawn area. This residence is located in the perfect spot to get to restaurants, banks, grocery stores, hospitals and other medical facilities. Location, location, location.

7. 2026-03-09
   listed $161,000 Active 1053-char remark

   Show marketing remark (1053 chars)

   * * NEW ROOF THE END OF APRIL * * This 2 bedroom, 2 bathroom home is ready for its new owners, be that snowbirds or retiring individuals looking for a relaxing lifestyle in this 55+ community. This is one of the newest houses (2008) in the development and right across the street from Clubhouse 1, a pool, shuffle board courts, tennis/ pickleball courts and more. Recent upgrades consist of a new HVAC Unit with HV light installed in 03/2026, hot water heater 03/2022, new stainless steel stove 12/25, new stainless steel refrigerator, newly installed laminate flooring in both bedrooms and hallway, a washer and dryer and septic just pumped. Granite countertops In the kitchen with Oak cabinets. New 6' vinyl fencing around carport. The master bedroom is very ample with a large walk in closet. The owner will also be leaving a newer riding lawn mower to take care of the large lawn area. This residence is located in the perfect spot to get to restaurants, banks, grocery stores, hospitals and other medical facilities. Location, location, location.

8. 2021-05-05
   soldstatus $110,000
9. 2021-04-30
   historical 262-char remark

   Show marketing remark (262 chars)

   THIS COZY AFFORDABLE HOME COMES WITH MANY FEATURES & UPGRADES. HARDWOOD FLOORS, GRANITE COUNTERS & WOOD CABINETS IN KITCHEN, INSIDE LAUNDRY, LARGE BEDROOMS, COVERED LANAI & MUCH MORE. ON A NICE CORNER LOT. COMMUNITY HAS 2 CLUBHOUSES WITH A POOL

10. 2021-04-29
    soldstatus $110,000 Closed
11. 2021-03-23
    status Pending
12. 2021-01-18
    listed $115,000 Active
13. 2018-10-01
    historical
14. 2018-08-18
    listed $115,000
15. 2009-04-30
    listed $95,000 262-char remark

    Show marketing remark (262 chars)

    THIS COZY AFFORDABLE HOME COMES WITH MANY FEATURES & UPGRADES. HARDWOOD FLOORS, GRANITE COUNTERS & WOOD CABINETS IN KITCHEN, INSIDE LAUNDRY, LARGE BEDROOMS, COVERED LANAI & MUCH MORE. ON A NICE CORNER LOT. COMMUNITY HAS 2 CLUBHOUSES WITH A POOL

16. 2009-02-27
    historical
17. 2008-09-02
    listed $94,900
18. 2008-08-27
    historical
19. 2008-04-27
    listed $99,900
20. 2008-04-19
    historical
21. 2008-04-19
    historical
22. 2008-02-13
    listed $109,900
23. 2007-04-19
    listed $128,900
24. 2006-05-30
    soldstatus $18,000
25. 2002-11-01
    soldstatus $825,000
26. 1985-12-01
    soldstatus $36,267

ⓘ 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: $3,195 · $266/mo
• Projected year-2 tax: $3,195 · $266/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 ≥107°F today · 22 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: $18,165
• − Mortgage interest: −$8,906
• − Property taxes: −$3,195
• − Insurance: −$795
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − HOA: −$1,764
• − Depreciation: −$4,625
• Taxable loss: −$4,027
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $-442/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

• 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

+338.4% since first listed

21 events — show timeline

• 2026-05-12 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $161,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-05 Sold (Public Records) $110,000 Public Records
• 2021-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-04-29 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-18 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-08-18 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2009-04-30 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2009-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-09-02 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2008-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-27 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-02-13 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2007-04-19 Listed $128,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-30 Sold (Public Records) $18,000 Public Records
• 2002-11-01 Sold (Public Records) $825,000 Public Records
• 1985-12-01 Sold (Public Records) $36,267 Public Records

Property tax history

+10.0%/yr

Latest (2025): $3,195 · +6.4% YoY. Source: county tax records.