8880 SW 50th Ter · Liberty Triangle, FL 34476

$319,000

5 bd · 3.0 ba · 2,661 sqft · SingleFamily public records · 172 Days on market

Built 2023 Good condition 6,098 sqft lot $120/sqft · 12% below area Est $364k · 12% under $100/mo HOA · 4% of rent ↓ 12% 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).

• ARV discount +13.0/15.0
• Cash flow +10.0/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Livability +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and beautifully maintained 5 bedroom, 2.5 bath residence offering 2,661 square feet of living space in the desirable Greystone Hills community of Ocala. Built in 2023, this newer construction home features a functional open layout with generous living areas, modern finishes throughout, and a two car garage. Ideally situated near shopping centers, dining options, schools, and major roadways, providing convenient access to everyday amenities and commuting routes. A well maintained home in a growing area. This one will not last!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (17.0% below list).
• Recommended offer: $265k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Liberty Triangle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 1071 active listings in the ZIP; 18 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).
• At $2,648/mo this rent would consume 48% of the median local household income ($66k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 172 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $51k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $264,812 (17.0% 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 172 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $363,858
• List price: $319,000
• Delta: -12.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4581 SW 88th Pl	0.13mi	5/3.0	2,605 (-2%)	0mo	$343,070	$132	90
4615 SW 88th Pl	0.13mi	5/3.0	2,605 (-2%)	0mo	$336,990	$129	90
4721 SW 89th St	0.12mi	5/3.0	2,605 (-2%)	4mo	$336,070	$129	87
8946 SW 46th Ter	0.37mi	5/3.0	2,605 (-2%)	2mo	$346,070	$133	78
9133 SW 51st Ct	0.23mi	4/3.0 (-1)	2,528 (-5%)	1mo	$375,000	$148	75
4561 SW 91st Lane Rd	0.54mi	5/3.5	2,686 (+1%)	2mo	$356,150	$133	70
8555 SW 46th Ave	0.57mi	5/3.0	2,661 (0%)	6mo	$350,000	$132	69
8599 SW 44th Ter	0.64mi	5/3.0	2,447 (-8%)	4mo	$318,990	$130	53
8613 SW 44th Ter	0.63mi	5/3.0	2,447 (-8%)	5mo	$315,990	$129	53
4471 SW 85th Ln	0.66mi	5/3.0	2,447 (-8%)	5mo	$317,500	$130	52
4207 SW 82nd Ln	0.65mi	5/3.5	2,451 (-8%)	4mo	$321,140	$131	51
9589 SW 51st Cir	0.65mi	5/2.0	2,336 (-12%)	2mo	$424,900	$182	44

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-71,578
• Equity at exit: $47,564

10-year hold

• IRR: -31.6%
• Equity multiple: -0.21×
• Total profit: $-107,689
• Equity at exit: $27,581

Cash invested: $89,320 (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: 57 active · 25 under contract
• Months of supply: 10.4 mo (10%/mo absorbed)
• Median asking: $369,990 ($153/sqft)
• Median days on market: 113 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -10.4% 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: 10.0×

Monthly cashflow live

• Estimated rent: $2,648 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$378 /mo · $4,536/yr
• Insurance: −$133
• HOA: −$100
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-192

Break-even live

Break-even rent $2,891

Max offer price $285,121

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-101	+0% $-192	+5% $-282	+10% $-372
Rent	-10% $-401	-5% $-296	+0% $-192	+5% $-87	+10% $17
Rate	-1.0pp $-31	-0.5pp $-111	base $-192	+0.5pp $-274	+1.0pp $-359

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: $79,750
• Closing costs: $9,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8940 SW 50th Ter Ocala, FL	4.0	2.0	1827	$2,195	$1.20	70d	1	0.08mi
5114 SW 87th St Ocala, FL	4.0	3.0	3379	$3,500	$1.04	70d	1	0.14mi
4697 SW 89th St Ocala, FL	4.0	2.0	1848	$2,150	$1.16	63d	1	0.37mi
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	63d	1	0.49mi
9109 SW 45th Ter Ocala, FL	4.0	2.0	1828	$2,150	$1.18	63d	1	0.53mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	70d	1	0.61mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	63d	1	0.61mi
8677 SW 44th Ct Ocala, FL	5.0	3.0	2370	$2,495	$1.05	70d	1	0.65mi
5667 SW 92nd Pl Ocala, FL	4.0	2.0	2283	$2,750	$1.20	63d	1	0.66mi
5637 SW 93rd St Ocala, FL	4.0	3.0	2039	$2,600	$1.28	63d	1	0.66mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	63d	1	0.70mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	62d	1	0.70mi
8584 SW 43rd Ter Ocala, FL	5.0	3.0	2370	$2,495	$1.05	62d	1	0.71mi
8584 SW 43rd Ter Ocala, FL	5.0	3.0	2370	$2,495	$1.05	63d	1	0.71mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	70d	1	0.78mi
4780 SW 95th Ln Ocala, FL	4.0	3.0	2002	$2,395	$1.20	63d	1	0.79mi
4937 SW 98th Pl Ocala, FL	4.0	2.0	1838	$2,400	$1.31	63d	1	0.98mi
6615 SW 89th Ln Ocala, FL	4.0	3.0	1958	$2,195	$1.12	63d	1	1.45mi

Listing history 50 events

1. 2026-07-31
   days on market $319,000 Active 172 DOM
2. 2026-07-30
   days on market $319,000 Active 171 DOM
3. 2026-07-29
   days on market $319,000 Active 170 DOM
4. 2026-07-27
   days on market $319,000 Active 168 DOM
5. 2026-07-25
   days on market $319,000 Active 166 DOM
6. 2026-07-23
   days on market $319,000 Active 164 DOM
7. 2026-07-22
   days on market $319,000 Active 163 DOM
8. 2026-07-21
   days on market $319,000 Active 162 DOM
9. 2026-07-18
   days on market $319,000 Active 159 DOM
10. 2026-07-16
    days on market $319,000 Active 157 DOM
11. 2026-07-16
    days on market $319,000 Active 156 DOM
12. 2026-07-14
    days on market $319,000 Active 155 DOM
13. 2026-07-13
    days on market $319,000 Active 154 DOM
14. 2026-07-12
    days on market $319,000 Active 153 DOM
15. 2026-07-11
    days on market $319,000 Active 152 DOM
16. 2026-07-10
    days on market $319,000 Active 151 DOM
17. 2026-07-10
    days on market $319,000 Active 150 DOM
18. 2026-07-08
    days on market $319,000 Active 149 DOM
19. 2026-07-07
    days on market $319,000 Active 148 DOM
20. 2026-07-06
    days on market $319,000 Active 147 DOM
21. 2026-07-05
    days on market $319,000 Active 146 DOM
22. 2026-07-04
    days on market $319,000 Active 145 DOM
23. 2026-07-03
    days on market $319,000 Active 144 DOM
24. 2026-07-02
    days on market $319,000 Active 143 DOM
25. 2026-07-01
    days on market $319,000 Active 142 DOM
26. 2026-06-30
    days on market $319,000 Active 141 DOM
27. 2026-06-29
    days on market $319,000 Active 140 DOM
28. 2026-06-28
    days on market $319,000 Active 139 DOM
29. 2026-06-28
    days on market $319,000 Active 138 DOM
30. 2026-06-27
    days on market $319,000 Active 137 DOM
31. 2026-06-25
    days on market $319,000 Active 135 DOM
32. 2026-06-23
    days on market $319,000 Active 133 DOM
33. 2026-06-22
    days on market $319,000 Active 132 DOM
34. 2026-06-18
    days on market $319,000 Active 129 DOM
35. 2026-06-17
    days on market $319,000 Active 128 DOM
36. 2026-06-16
    pricedays on market $319,000 Active 127 DOM
37. 2026-06-15
    days on market $329,000 Active 126 DOM
38. 2026-06-14
    days on market $329,000 Active 124 DOM
39. 2026-06-13
    days on market $329,000 Active 123 DOM
40. 2026-06-10
    days on market $329,000 Active 121 DOM
41. 2026-06-09
    days on market $329,000 Active 120 DOM
42. 2026-06-08
    days on market $329,000 Active 119 DOM
43. 2026-06-07
    days on market $329,000 Active 118 DOM
44. 2026-06-03
    days on market $329,000 Active 114 DOM
45. 2026-06-02
    days on market $329,000 Active 113 DOM
46. 2026-06-01
    days on market $329,000 Active 112 DOM
47. 2026-05-31
    days on market $329,000 Active 111 DOM
48. 2026-05-30
    days on market $329,000 Active 110 DOM
49. 2026-04-20
    price $329,000 556-char remark

    Show marketing remark (556 chars)

    Welcome to this spacious and beautifully maintained 5 bedroom, 2.5 bath residence offering 2,661 square feet of living space in the desirable Greystone Hills community of Ocala. Built in 2023, this newer construction home features a functional open layout with generous living areas, modern finishes throughout, and a two car garage. Ideally situated near shopping centers, dining options, schools, and major roadways, providing convenient access to everyday amenities and commuting routes. A well maintained home in a growing area. This one will not last!

50. 2026-03-26
    price $339,999 556-char remark

    Show marketing remark (556 chars)

    Welcome to this spacious and beautifully maintained 5 bedroom, 2.5 bath residence offering 2,661 square feet of living space in the desirable Greystone Hills community of Ocala. Built in 2023, this newer construction home features a functional open layout with generous living areas, modern finishes throughout, and a two car garage. Ideally situated near shopping centers, dining options, schools, and major roadways, providing convenient access to everyday amenities and commuting routes. A well maintained home in a growing area. This one will not last!

ⓘ 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: $4,536 · $378/mo
• Projected year-2 tax: $4,536 · $378/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 · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,777
• − Mortgage interest: −$17,869
• − Property taxes: −$4,536
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − HOA: −$1,200
• − Depreciation: −$9,280
• Taxable loss: −$7,787
• Est. tax savings @ 24.0%: +$1,869
• After-tax cash flow: $-433/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 Cosmetic rehab Est. rehab $13,305–$39,915 screening

This well-maintained home in a desirable community offers a good starting point for a cosmetic renovation to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate kitchen appliances — dated and worn

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathroom fixtures — modernizing the bathrooms would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior ambiance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

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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%

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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%

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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

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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

-12.5% since first listed

17 events — show timeline

• 2026-04-20 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $339,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Rental Removed $2,500 RMLSFL
• 2026-02-23 Price Changed $349,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $369,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-27 Listed for Rent $2,500 RMLSFL
• 2023-04-14 Sold (MLS) $344,990 Stellar MLS as Distributed by MLS Grid
• 2023-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-31 Price Changed $354,990 Stellar MLS as Distributed by MLS Grid
• 2023-01-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-30 Price Changed $361,990 Stellar MLS as Distributed by MLS Grid
• 2022-12-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-25 Price Changed $357,990 Stellar MLS as Distributed by MLS Grid
• 2022-10-04 Price Changed $360,990 Stellar MLS as Distributed by MLS Grid
• 2022-08-22 Price Changed $375,990 Stellar MLS as Distributed by MLS Grid
• 2022-08-21 Price Changed $379,990 Stellar MLS as Distributed by MLS Grid
• 2022-07-19 Listed $375,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+92.3%/yr

Latest (2025): $4,536 · +4.0% YoY. Source: county tax records.