584 Fairways Ln Unit F202 · Silver Springs Shores, FL 34472

$99,900

2 bd · 2.0 ba · 837 sqft · Condo public records · 291 Days on market

Built 1984 $119/sqft · 6% below area Est $106k · 6% under $304/mo HOA · 22% of rent

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Why this score? — see what drove the C+ 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 +17.4/30.0
• ARV discount +10.2/15.0
• 1% rule +8.7/10.0
• Appreciation +8.0/10.0
• DSCR +5.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely well maintained unit. Very clean, nicely decorated. Furniture is optional.

Key facts

• $304 HOA
• Community pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $75 ($894/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.7% in Silver Springs Shores — 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 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, schools 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.
• Market conditions: Rents flat; 674 active listings in the ZIP; 25 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).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.9% appreciation + 0.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.37% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 6.1

CMA / ARV

• ARV (median comp): $106,245
• List price: $99,900
• Delta: -5.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.06×
• Total profit: $29,623
• Equity at exit: $62,376

10-year hold

• IRR: 14.8%
• Equity multiple: 3.76×
• Total profit: $77,112
• Equity at exit: $112,750

Cash invested: $27,972 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 674
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$524
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$42
• HOA: −$304
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $75

Break-even live

Break-even rent $1,271

Max offer price $99,900

Occupancy floor 90%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
576 Fairways Ln Unit M104 Ocala, FL	2.0	2.0	837	$1,250	$1.49	21d	1	0.04mi
567 Midway Trak Unit H201 Ocala, FL	3.0	2.0	1029	$1,350	$1.31	14d	1	0.05mi
454 Fairways Cir Unit B204 Ocala, FL	2.0	2.0	837	$1,289	$1.54	21d	1	0.05mi
454 Fairways Cir Unit B203 Ocala, FL	2.0	2.0	850	$1,375	$1.62	21d	1	0.05mi
454 Fairways Cir Ocala, FL	2.0	2.0	837	$1,200	$1.43	21d	1	0.05mi
510 Fairways Cir Unit A Ocala, FL	2.0	2.0	1000	$1,299	$1.30	21d	1	0.08mi
548 Fairways Cir Unit C102 Ocala, FL	2.0	2.0	850	$1,400	$1.65	21d	1	0.08mi
520 Fairways Cir Unit A Ocala, FL	2.0	1.5	1027	$1,100	$1.07	21d	1	0.11mi
532 Bahia Cir Unit A Ocala, FL	2.0	1.5	1027	$1,300	$1.27	21d	1	0.13mi
549 Fairways Dr Unit A Ocala, FL	2.0	2.0	1072	$1,200	$1.12	21d	1	0.20mi
561 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,250	$1.21	21d	1	0.22mi
593 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,200	$1.16	21d	1	0.32mi
633 Silver Pass Unit B Ocala, FL	2.0	2.0	1072	$1,500	$1.40	21d	1	0.34mi
544 Silver Crse Ocala, FL	2.0	1.0	904	$1,395	$1.54	14d	1	0.34mi
608 Midway Dr Unit A Ocala, FL	2.0	1.5	1054	$1,500	$1.42	14d	1	0.38mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	14d	1	0.43mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	21d	1	0.43mi
7817 Midway Drive Ter Unit A103 Ocala, FL	1.0	1.0	729	$1,300	$1.78	21d	1	0.67mi
54 Pine Trak Unit 104F Ocala, FL	2.0	2.0	832	$1,300	$1.56	21d	1	0.86mi
162 Bahia Terrace Dr Ocala, FL	2.0	2.0	984	$1,375	$1.40	21d	1	0.87mi
58 Pine Trak Unit 104D Ocala, FL	2.0	2.0	832	$1,050	$1.26	21d	1	0.89mi
62 Pine Trak Ocala, FL	2.0	2.0	832	$1,250	$1.50	21d	1	0.93mi
5 Cedar Ln Ocala, FL	3.0	2.0	1064	$1,750	$1.64	21d	1	1.27mi
7455 Midway Ter Unit K Ocala, FL	2.0	1.0	904	$1,249	$1.38	21d	1	1.27mi
12 Spring Loop Ocala, FL	2.0	1.0	900	$1,350	$1.50	14d	1	1.29mi

HOA detail condo

• Monthly dues: $304 · $3,648/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $99,900 Active 291 DOM
2. 2026-06-17
   days on market $99,900 Active 290 DOM
3. 2026-06-16
   days on market $99,900 Active 289 DOM
4. 2026-06-15
   days on market $99,900 Active 288 DOM
5. 2026-06-14
   days on market $99,900 Active 286 DOM
6. 2026-06-13
   days on market $99,900 Active 285 DOM
7. 2026-06-10
   days on market $99,900 Active 283 DOM
8. 2026-06-09
   days on market $99,900 Active 282 DOM
9. 2026-06-08
   days on market $99,900 Active 281 DOM
10. 2026-06-07
    days on market $99,900 Active 280 DOM
11. 2026-06-03
    days on market $99,900 Active 276 DOM
12. 2026-06-02
    days on market $99,900 Active 275 DOM
13. 2026-05-31
    days on market $99,900 Active 273 DOM
14. 2026-05-30
    days on market $99,900 Active 272 DOM
15. 2026-05-15
    price $99,900 81-char remark

    Show marketing remark (81 chars)

    Lovely well maintained unit. Very clean, nicely decorated. Furniture is optional.

16. 2026-04-16
    price $109,900 81-char remark

    Show marketing remark (81 chars)

    Lovely well maintained unit. Very clean, nicely decorated. Furniture is optional.

17. 2026-01-24
    price $114,900 81-char remark

    Show marketing remark (81 chars)

    Lovely well maintained unit. Very clean, nicely decorated. Furniture is optional.

18. 2025-10-31
    price $119,900 81-char remark

    Show marketing remark (81 chars)

    Lovely well maintained unit. Very clean, nicely decorated. Furniture is optional.

19. 2025-08-31
    listed $129,900 Active 81-char remark

    Show marketing remark (81 chars)

    Lovely well maintained unit. Very clean, nicely decorated. Furniture is optional.

20. 2023-06-09
    soldstatus $110,900 Closed 157-char remark

    Show marketing remark (157 chars)

    Nice upstairs 2 bedroom 2 bath with screened porch in desirable Silver Downs. Carpet in mail areas and bedrooms. Sheet Vinyl in kitchen and baths. See Photos

21. 2023-05-14
    status Pending 157-char remark

    Show marketing remark (157 chars)

    Nice upstairs 2 bedroom 2 bath with screened porch in desirable Silver Downs. Carpet in mail areas and bedrooms. Sheet Vinyl in kitchen and baths. See Photos

22. 2023-04-26
    listed $114,900 Active 157-char remark

    Show marketing remark (157 chars)

    Nice upstairs 2 bedroom 2 bath with screened porch in desirable Silver Downs. Carpet in mail areas and bedrooms. Sheet Vinyl in kitchen and baths. See Photos

23. 2017-12-13
    soldstatus $40,000
24. 2017-12-08
    soldstatus $40,000
25. 2017-08-25
    listed $43,900
26. 2013-07-12
    soldstatus $20,000
27. 1985-04-01
    soldstatus $67,300

ⓘ 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: $1,618 · $135/mo
• Projected year-2 tax: $1,618 · $135/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 ≥108°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,389
• − Mortgage interest: −$5,596
• − Property taxes: −$1,618
• − Insurance: −$500
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − HOA: −$3,648
• − Depreciation: −$2,906
• Taxable loss: −$502
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $1,015/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% Other Indo-European 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+48.4% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-09 Sold (MLS) $110,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-26 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2017-12-13 Sold (Public Records) $40,000 Public Records
• 2017-12-08 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-25 Listed $43,900 Stellar MLS as Distributed by MLS Grid
• 2013-07-12 Sold (Public Records) $20,000 Public Records
• 1985-04-01 Sold (Public Records) $67,300 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,618 · +17.6% YoY. Source: county tax records.