13599 SE 51st Ter · Belleview, FL 34491

$229,900

3 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 78 Days on market

Built 2002 10,019 sqft lot Est $260k · 12% under

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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).

• Cash flow +14.1/30.0
• ARV discount +12.8/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This BEAUTIFUL POOL HOME is 3 bedrooms, 2 baths, bonus added on 4th bedroom, plus an Office/Den flex space, 2,068 sq ft. The garage has been beautifully converted into the 4th bedroom and laundry area with side door entrance. (Can be converted back to garage/laundry) Master bedroom is spacious with vaulted ceilings, his/her closets, and en-suite with shower. When you walk in from the FRONT PORCH, you are WELCOMED to the large Living Room with 15ft Vaulted Ceilings and beautiful hard wood floors. The Dining Room is inviting with a beautiful Round Farmhouse chandelier and bay windows. The Kitchen has tile throughout, cherry cabinets, lots of counter space, and pantry. The INDOOR LAUNDRY comes with Whirlpool Front loader WASHER/DRYER. Looking for that Perfect FLEX SPACE? (Office/Den/FL Room) This bonus room provides plenty of natural light and overlooking the pool. Enjoy the evening on your back porch looking at the PALM TREES over the pool. The backyard is FENCED IN for you, IRRIGATION and the STORAGE SHED comes with the home. Air Conditioner (2020), Dishwasher (2020), Pool & Pump (2021) Hot water Heater (5yrs). Great location – 15 mins to Ocala and 15 mins to The Villages. Belleview Schools. Come see it before it's gone.

Key facts

• Wood flooring
• Tile throughout
• Flexible space

Tags

• WOOD FLOORING
• TILE THROUGHOUT
• HIGH CEILINGS
• CONVERTED GARAGE
• FLEXIBLE SPACE
• MOVE IN READY

Property features AI

Finance

• Other: Homestead exempt; Unfurnished

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Septic tank; Cable available; Electricity available
• Home design: Single family residence; Residential property; One story; Faces south; R1 zoning
• Construction: Block, concrete and stucco construction; Shingle roof; Block foundation; Built on a 0.23-acre lot (75 x 135)
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry with corridor access; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $35 ($418/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (11.3% below list).
• Recommended offer: $204k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.6% in Belleview — 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 69/100 on livability (#458 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Belleview Elementary School (math 48% / reading 44%, grade D-, #1,234 of 2,144 statewide, top 58%, 650 students, 73% FRL); Belleview Middle School (math 49% / reading 50%, grade C, #259 of 571 statewide, top 46%, 1,573 students, 60% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 713 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% of the median local income ($67k/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 $7k 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 78 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,932 (11.3% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $260,480
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13650 SE 51st Ave	0.10mi	3/2.0	1,550 (-5%)	1mo	$205,000	$132	86
13206 SE 48th Ter	0.46mi	3/2.0	1,606 (-1%)	18mo	$219,900	$137	61
12971 SE 55th Ave	0.72mi	4/2.0 (+1)	1,715 (+5%)	2mo	$280,900	$164	51
13520 SE 47th Ave	0.47mi	3/2.0	1,408 (-14%)	6mo	$150,000	$107	51
12979 SE 53rd Ave	0.64mi	4/2.0 (+1)	1,666 (+2%)	13mo	$265,990	$160	51
13803 SE 44th Ave	0.74mi	3/2.0	1,559 (-4%)	11mo	$299,900	$192	50
13993 SE 51st Ct	0.38mi	3/2.0	1,473 (-10%)	24mo	$277,000	$188	46

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-35,012
• Equity at exit: $34,279

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-27,538
• Equity at exit: $19,878

Cash invested: $64,372 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 713
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$275 /mo · $3,298/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $35

Break-even live

Break-even rent $1,995

Max offer price $229,900

Occupancy floor 93%

Sensitivity live

Price	-10% $165	-5% $100	+0% $35	+5% $-30	+10% $-95
Rent	-10% $-126	-5% $-46	+0% $35	+5% $115	+10% $196
Rate	-1.0pp $151	-0.5pp $93	base $35	+0.5pp $-25	+1.0pp $-85

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13609 SE 53rd Ave Summerfield, FL	3.0	2.0	1270	$1,940	$1.53	23d	1	0.12mi
13705 SE 54th Ct Summerfield, FL	3.0	2.0	1416	$1,895	$1.34	23d	1	0.25mi
3820 SE 136th Pl Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	23d	1	1.24mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,595	$1.50	23d	1	1.41mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,525	$1.43	15d	1	1.41mi

Listing history 15 events

1. 2026-05-11
   status Pending
2. 2026-04-20
   price $229,900
3. 2026-04-10
   price $270,000
4. 2026-03-08
   status Active
5. 2026-02-23
   status Pending
6. 2026-02-09
   listed $229,900 Active
7. 2026-01-27
   historical
8. 2025-11-23
   price $255,000
9. 2025-09-21
   price $260,000
10. 2025-09-14
    price $265,000
11. 2025-08-29
    listed $270,000 Active
12. 2022-01-12
    soldstatus $222,500 Closed 1251-char remark

    Show marketing remark (1251 chars)

    This BEAUTIFUL POOL HOME is 3 bedrooms, 2 baths, bonus added on 4th bedroom, plus an Office/Den flex space, 2,068 sq ft. The garage has been beautifully converted into the 4th bedroom and laundry area with side door entrance. (Can be converted back to garage/laundry) Master bedroom is spacious with vaulted ceilings, his/her closets, and en-suite with shower. When you walk in from the FRONT PORCH, you are WELCOMED to the large Living Room with 15ft Vaulted Ceilings and beautiful hard wood floors. The Dining Room is inviting with a beautiful Round Farmhouse chandelier and bay windows. The Kitchen has tile throughout, cherry cabinets, lots of counter space, and pantry. The INDOOR LAUNDRY comes with Whirlpool Front loader WASHER/DRYER. Looking for that Perfect FLEX SPACE? (Office/Den/FL Room) This bonus room provides plenty of natural light and overlooking the pool. Enjoy the evening on your back porch looking at the PALM TREES over the pool. The backyard is FENCED IN for you, IRRIGATION and the STORAGE SHED comes with the home. Air Conditioner (2020), Dishwasher (2020), Pool & Pump (2021) Hot water Heater (5yrs). Great location – 15 mins to Ocala and 15 mins to The Villages. Belleview Schools. Come see it before it's gone.

13. 2021-11-21
    status Pending 1251-char remark

    Show marketing remark (1251 chars)

    This BEAUTIFUL POOL HOME is 3 bedrooms, 2 baths, bonus added on 4th bedroom, plus an Office/Den flex space, 2,068 sq ft. The garage has been beautifully converted into the 4th bedroom and laundry area with side door entrance. (Can be converted back to garage/laundry) Master bedroom is spacious with vaulted ceilings, his/her closets, and en-suite with shower. When you walk in from the FRONT PORCH, you are WELCOMED to the large Living Room with 15ft Vaulted Ceilings and beautiful hard wood floors. The Dining Room is inviting with a beautiful Round Farmhouse chandelier and bay windows. The Kitchen has tile throughout, cherry cabinets, lots of counter space, and pantry. The INDOOR LAUNDRY comes with Whirlpool Front loader WASHER/DRYER. Looking for that Perfect FLEX SPACE? (Office/Den/FL Room) This bonus room provides plenty of natural light and overlooking the pool. Enjoy the evening on your back porch looking at the PALM TREES over the pool. The backyard is FENCED IN for you, IRRIGATION and the STORAGE SHED comes with the home. Air Conditioner (2020), Dishwasher (2020), Pool & Pump (2021) Hot water Heater (5yrs). Great location – 15 mins to Ocala and 15 mins to The Villages. Belleview Schools. Come see it before it's gone.

14. 2021-11-16
    listed $229,900 Active 1251-char remark

    Show marketing remark (1251 chars)

    This BEAUTIFUL POOL HOME is 3 bedrooms, 2 baths, bonus added on 4th bedroom, plus an Office/Den flex space, 2,068 sq ft. The garage has been beautifully converted into the 4th bedroom and laundry area with side door entrance. (Can be converted back to garage/laundry) Master bedroom is spacious with vaulted ceilings, his/her closets, and en-suite with shower. When you walk in from the FRONT PORCH, you are WELCOMED to the large Living Room with 15ft Vaulted Ceilings and beautiful hard wood floors. The Dining Room is inviting with a beautiful Round Farmhouse chandelier and bay windows. The Kitchen has tile throughout, cherry cabinets, lots of counter space, and pantry. The INDOOR LAUNDRY comes with Whirlpool Front loader WASHER/DRYER. Looking for that Perfect FLEX SPACE? (Office/Den/FL Room) This bonus room provides plenty of natural light and overlooking the pool. Enjoy the evening on your back porch looking at the PALM TREES over the pool. The backyard is FENCED IN for you, IRRIGATION and the STORAGE SHED comes with the home. Air Conditioner (2020), Dishwasher (2020), Pool & Pump (2021) Hot water Heater (5yrs). Great location – 15 mins to Ocala and 15 mins to The Villages. Belleview Schools. Come see it before it's gone.

15. 2005-06-22
    soldstatus $144,000

ⓘ 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: $3,298 · $275/mo
• Projected year-2 tax: $3,298 · $275/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 5/10 Major
• 🌡 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: $24,472
• − Mortgage interest: −$12,878
• − Property taxes: −$3,298
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$6,688
• Taxable loss: −$3,457
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $1,248/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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 19,167
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 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: ▼ -107.67%
• Current HPI: 200.0792
• 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

+59.7% since first listed

15 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-23 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-21 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-14 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-12 Sold (MLS) $222,500 Stellar MLS as Distributed by MLS Grid
• 2021-11-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-16 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-22 Sold (Public Records) $144,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,298 · +8.4% YoY. Source: county tax records.