Irving Plan · Liberty Triangle, FL 34476

$217,990

3 bd · 2.5 ba · 1,717 sqft · Townhouse · 76 Days on market

Good condition ↓ 2% since listing

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Past the foyer of this new two-story townhome is a gracious layout connecting the living and dining spaces. It features a well-equipped kitchen and its center island, followed by an intimate dining room and a sprawling family room made for gatherings. On the top floor is a central loft for versatile needs, along with two secondary bedrooms and a tranquil owner's suite.

Key facts

• Central loft
• Intimate dining room
• Center island

Tags

• TWO STORY TOWNHOME
• WELL EQUIPPED KITCHEN
• CENTER ISLAND
• INTIMATE DINING ROOM
• SPRAWLING FAMILY ROOM
• CENTRAL LOFT

🏗️ New construction. The $217,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $212,785.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $208k (4.8% below list).
• Recommended offer: $205k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.5% in Liberty Triangle — 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.
• 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); 858 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% 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 $1k of loan paydown is wiped out by about $6k 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 76 days — a 6% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,910 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $212,785
• List price: $217,990
• Delta: 2.45%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4883 SW 81st Loop	0.08mi	3/2.0	1,716 (-0%)	7mo	$247,390	$144	88
4879 SW 81st Loop	0.08mi	3/2.5	1,765 (+3%)	6mo	$212,000	$120	87
4942 SW 81st St	0.46mi	3/2.5	1,707 (-1%)	11mo	$200,000	$117	69

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-29,752
• Equity at exit: $31,727

10-year hold

• IRR: -11.5%
• Equity multiple: 0.41×
• Total profit: $-35,408
• Equity at exit: $18,398

Cash invested: $59,580 (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 34476

• Rents YoY: -2.6%
• Active inventory: 858
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,116
• Tax est. 1.5%: −$266 /mo · $3,192/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $169

Break-even live

Break-even rent $1,861

Max offer price $212,785

Occupancy floor 87%

Sensitivity live

Price	-10% $316	-5% $243	+0% $169	+5% $96	+10% $22
Rent	-10% $5	-5% $87	+0% $169	+5% $251	+10% $333
Rate	-1.0pp $276	-0.5pp $223	base $169	+0.5pp $114	+1.0pp $58

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: $53,196
• Closing costs: $6,384
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4939 SW 81st Loop Ocala, FL	3.0	2.5	1828	$1,750	$0.96	15d	1	0.01mi
4915 SW 81st St Ocala, FL	3.0	2.5	1707	$1,795	$1.05	15d	1	0.05mi
4643 SW 84th Street Rd Ocala, FL	3.0	2.0	1663	$1,925	$1.16	15d	1	0.23mi
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	15d	1	0.31mi
8609 SW 46th Ter Ocala, FL	3.0	2.0	1670	$2,400	$1.44	15d	1	0.41mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	15d	1	0.47mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	15d	1	0.47mi
4828 SW 86th Ln Ocala, FL	3.0	2.0	1672	$1,950	$1.17	23d	1	0.48mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	15d	1	0.52mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	15d	1	0.52mi
8665 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	23d	1	0.55mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	23d	1	0.57mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	15d	1	0.57mi
8320 SW 41st Ter Ocala, FL	3.0	2.0	1841	$2,300	$1.25	15d	1	0.63mi
8780 SW 49th Cir Ocala, FL	3.0	2.0	1672	$1,900	$1.14	23d	1	0.66mi
4697 SW 89th St Ocala, FL	4.0	2.0	1848	$2,150	$1.16	15d	1	0.67mi
8792 SW 49th Cir Ocala, FL	4.0	2.0	1498	$1,850	$1.23	23d	1	0.69mi
8940 SW 50th Ter Ocala, FL	4.0	2.0	1827	$2,195	$1.20	23d	1	0.74mi
9109 SW 45th Ter Ocala, FL	4.0	2.0	1828	$2,150	$1.18	15d	1	0.90mi
7177 SW 92nd St Ocala, FL	3.0	2.5	1410	$1,850	$1.31	23d	1	0.96mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	23d	1	1.22mi
5637 SW 93rd St Ocala, FL	4.0	3.0	2039	$2,600	$1.28	15d	1	1.29mi
4780 SW 95th Ln Ocala, FL	4.0	3.0	2002	$2,395	$1.20	15d	1	1.36mi
9324 SW 58th Cir Ocala, FL	3.0	2.0	2141	$2,500	$1.17	23d	1	1.39mi

Listing history 17 events

1. 2026-06-22
   days on market $217,990 Active 76 DOM
2. 2026-06-18
   days on market $217,990 Active 73 DOM
3. 2026-06-17
   days on market $217,990 Active 72 DOM
4. 2026-06-16
   days on market $217,990 Active 71 DOM
5. 2026-06-15
   days on market $217,990 Active 70 DOM
6. 2026-06-14
   days on market $217,990 Active 68 DOM
7. 2026-06-13
   days on market $217,990 Active 67 DOM
8. 2026-06-10
   days on market $217,990 Active 65 DOM
9. 2026-06-09
   days on market $217,990 Active 64 DOM
10. 2026-06-08
    days on market $217,990 Active 63 DOM
11. 2026-06-07
    days on market $217,990 Active 62 DOM
12. 2026-06-03
    days on market $217,990 Active 58 DOM
13. 2026-06-02
    days on market $217,990 Active 57 DOM
14. 2026-05-31
    days on market $217,990 Active 55 DOM
15. 2026-05-30
    days on market $217,990 Active 54 DOM
16. 2026-05-12
    price $217,990 371-char remark

    Show marketing remark (371 chars)

    Past the foyer of this new two-story townhome is a gracious layout connecting the living and dining spaces. It features a well-equipped kitchen and its center island, followed by an intimate dining room and a sprawling family room made for gatherings. On the top floor is a central loft for versatile needs, along with two secondary bedrooms and a tranquil owner's suite.

17. 2026-04-06
    listed $222,990 Active 371-char remark

    Show marketing remark (371 chars)

    Past the foyer of this new two-story townhome is a gracious layout connecting the living and dining spaces. It features a well-equipped kitchen and its center island, followed by an intimate dining room and a sprawling family room made for gatherings. On the top floor is a central loft for versatile needs, along with two secondary bedrooms and a tranquil owner's suite.

ⓘ 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: $24,908
• − Mortgage interest: −$11,919
• − Property taxes: −$3,192
• − Insurance: −$1,064
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$6,190
• Taxable loss: −$1,443
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $2,377/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 · 12 photos

Good 80/100 None rehab

This modern townhome is in excellent condition with a good condition score of 80. It has a neutral color palette and a well-maintained exterior. The interior is spacious and features modern appliances and fixtures. The property has potential for further value increases with minor updates.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and property value
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value
• Both Install smart home technology — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and property value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Install smart home technology — Enhances convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 · 315,796 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: 204.0

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 0.55)
• 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

Price history

-2.2% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $217,990 Zillow
• 2026-04-06 Listed $222,990 Zillow