9331 SW 84th Ter Unit D · On Top of the World, FL 34481

$126,000

2 bd · 2.0 ba · 1,151 sqft · Condo public records · 203 Days on market

Built 1993 $109/sqft · 28% below area Est $175k · 28% under $493/mo HOA · 31% 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 +15.0/15.0
• Cash flow +12.2/30.0
• 1% rule +7.5/10.0
• DSCR +3.6/10.0
• 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

Welcome to carefree living in the highly sought-after On Top of the World community in beautiful Ocala, Florida! This charming 2-bedroom, 2-bath villa offers the perfect blend of comfort, space, and potential, ready for you to move in and make it your own! Step inside to find a bright, open living area that’s perfect for entertaining or relaxing in style. The neutral color palette throughout complements the ceramic tile and laminate flooring, creating a clean, inviting atmosphere. Enjoy your morning coffee or evening breeze from the screened-in back patio, ideal for year-round Florida living. The kitchen and bathrooms are functional and ready for your personal updates; a fantastic opportunity to add your own modern touch and build instant equity! The washer and dryer are included, and you’ll love the convenience of indoor laundry in the garage. Located in one of Ocala’s premier 55+ active lifestyle communities, you’ll enjoy world-class amenities including golf, swimming, fitness centers, clubs, and endless social activities. Schedule your private showing today before this gem is gone!

Key facts

• Indoor laundry
• 1,482 sq ft lot
• Garage

Tags

• SCREENED-IN BACK PATIO
• INDOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $126k.

Deal economics

• At list price, monthly cash flow is $-25 ($-301/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $111k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 2.9% in On Top of the World — 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 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; 15 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 $871 of loan paydown is wiped out by about $4k 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 203 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $126k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $110,880 (12.0% 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 203 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 6.7

CMA / ARV

• ARV (median comp): $175,314
• List price: $126,000
• Delta: -28.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-21,749
• Equity at exit: $18,787

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-19,916
• Equity at exit: $10,894

Cash invested: $35,280 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$661
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$52
• HOA: −$493
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-25

Break-even live

Break-even rent $1,601

Max offer price $121,570

Occupancy floor 97%

Sensitivity live

Price	-10% $46	-5% $11	+0% $-25	+5% $-61	+10% $-96
Rent	-10% $-149	-5% $-87	+0% $-25	+5% $37	+10% $99
Rate	-1.0pp $38	-0.5pp $7	base $-25	+0.5pp $-58	+1.0pp $-91

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	0.44mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	0.45mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.46mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	14d	1	0.49mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.51mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.51mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	14d	1	0.72mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	21d	1	0.91mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	14d	1	0.94mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	1.02mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	1.09mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	1.12mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	1.33mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	21d	1	1.40mi
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$1,975	$1.51	14d	27	1.45mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $126,000 Active 203 DOM
2. 2026-06-17
   days on market $126,000 Active 202 DOM
3. 2026-06-16
   days on market $126,000 Active 201 DOM
4. 2026-06-15
   days on market $126,000 Active 200 DOM
5. 2026-06-14
   days on market $126,000 Active 198 DOM
6. 2026-06-13
   days on market $126,000 Active 197 DOM
7. 2026-06-10
   days on market $126,000 Active 195 DOM
8. 2026-06-09
   days on market $126,000 Active 194 DOM
9. 2026-06-08
   days on market $126,000 Active 193 DOM
10. 2026-06-07
    days on market $126,000 Active 192 DOM
11. 2026-06-03
    days on market $126,000 Active 188 DOM
12. 2026-06-02
    days on market $126,000 Active 187 DOM
13. 2026-05-31
    days on market $126,000 Active 185 DOM
14. 2026-05-30
    days on market $126,000 Active 184 DOM
15. 2026-05-06
    status Active 1127-char remark

    Show marketing remark (1127 chars)

    Welcome to carefree living in the highly sought-after On Top of the World community in beautiful Ocala, Florida! This charming 2-bedroom, 2-bath villa offers the perfect blend of comfort, space, and potential, ready for you to move in and make it your own! Step inside to find a bright, open living area that’s perfect for entertaining or relaxing in style. The neutral color palette throughout complements the ceramic tile and laminate flooring, creating a clean, inviting atmosphere. Enjoy your morning coffee or evening breeze from the screened-in back patio, ideal for year-round Florida living. The kitchen and bathrooms are functional and ready for your personal updates; a fantastic opportunity to add your own modern touch and build instant equity! The washer and dryer are included, and you’ll love the convenience of indoor laundry in the garage. Located in one of Ocala’s premier 55+ active lifestyle communities, you’ll enjoy world-class amenities including golf, swimming, fitness centers, clubs, and endless social activities. Schedule your private showing today before this gem is gone!

16. 2026-02-10
    price $126,000 1127-char remark

    Show marketing remark (1127 chars)

    Welcome to carefree living in the highly sought-after On Top of the World community in beautiful Ocala, Florida! This charming 2-bedroom, 2-bath villa offers the perfect blend of comfort, space, and potential, ready for you to move in and make it your own! Step inside to find a bright, open living area that’s perfect for entertaining or relaxing in style. The neutral color palette throughout complements the ceramic tile and laminate flooring, creating a clean, inviting atmosphere. Enjoy your morning coffee or evening breeze from the screened-in back patio, ideal for year-round Florida living. The kitchen and bathrooms are functional and ready for your personal updates; a fantastic opportunity to add your own modern touch and build instant equity! The washer and dryer are included, and you’ll love the convenience of indoor laundry in the garage. Located in one of Ocala’s premier 55+ active lifestyle communities, you’ll enjoy world-class amenities including golf, swimming, fitness centers, clubs, and endless social activities. Schedule your private showing today before this gem is gone!

17. 2025-11-13
    listed $140,000 Active 1127-char remark

    Show marketing remark (1127 chars)

    Welcome to carefree living in the highly sought-after On Top of the World community in beautiful Ocala, Florida! This charming 2-bedroom, 2-bath villa offers the perfect blend of comfort, space, and potential, ready for you to move in and make it your own! Step inside to find a bright, open living area that’s perfect for entertaining or relaxing in style. The neutral color palette throughout complements the ceramic tile and laminate flooring, creating a clean, inviting atmosphere. Enjoy your morning coffee or evening breeze from the screened-in back patio, ideal for year-round Florida living. The kitchen and bathrooms are functional and ready for your personal updates; a fantastic opportunity to add your own modern touch and build instant equity! The washer and dryer are included, and you’ll love the convenience of indoor laundry in the garage. Located in one of Ocala’s premier 55+ active lifestyle communities, you’ll enjoy world-class amenities including golf, swimming, fitness centers, clubs, and endless social activities. Schedule your private showing today before this gem is gone!

18. 2021-05-19
    status Active
19. 2021-05-05
    status Pending
20. 2021-05-03
    listed $110,000 Active
21. 2011-12-13
    historical
22. 2011-06-13
    listed $45,900
23. 2009-12-07
    soldstatus $50,000
24. 2009-12-04
    soldstatus $49,900
25. 2009-05-19
    listed $59,900
26. 2009-02-08
    historical
27. 2008-08-08
    listed $74,000
28. 2002-06-18
    soldstatus $50,000
29. 1998-12-21
    soldstatus $50,000

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: +$348/yr (+$29/mo · 49.8%)

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

Taxation est. · year 1

• Rental income: $18,825
• − Mortgage interest: −$7,058
• − Property taxes: −$698
• − Insurance: −$630
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − HOA: −$5,916
• − Depreciation: −$3,665
• Taxable loss: −$2,154
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $216/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 — On Top of the World

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: On Top of the World, FL
• County: Marion County · 315,796 people
• City population: 25,668
• 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

+152.0% since first listed

15 events — show timeline

• 2026-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $126,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-03 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-06-13 Listed $45,900 Stellar MLS as Distributed by MLS Grid
• 2009-12-07 Sold (Public Records) $50,000 Public Records
• 2009-12-04 Sold (MLS) $49,900 Stellar MLS as Distributed by MLS Grid
• 2009-05-19 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2009-02-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-08-08 Listed $74,000 Stellar MLS as Distributed by MLS Grid
• 2002-06-18 Sold (Public Records) $50,000 Public Records
• 1998-12-21 Sold (Public Records) $50,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $698 · +48.3% YoY. Source: county tax records.