6164 SW 84th Ln · Liberty Triangle, FL 34476

$189,900

2 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 7 Days on market

Built 1996 Est $202k · 6% under

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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 +19.6/30.0
• ARV discount +10.1/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Being sold as-is and furnished. Realtors welcome. Cash buyers encouraged.

Key facts

• Built 1996
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $176k (7.6% below list).
• Recommended offer: $176k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 C — 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: Rents soft (-2.6%/yr); 852 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 32% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.
• Current owner paid $150k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $175,512 (7.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $201,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8362 SW 62nd Ct	0.28mi	2/2.0	1,518 (+7%)	20mo	$214,000	$141	59
6640 SW 85th Pl	0.46mi	3/2.0 (+1)	1,370 (-4%)	11mo	$224,600	$164	59
6549 SW 84th Place Rd	0.38mi	2/2.0	1,603 (+13%)	4mo	$228,000	$142	58
6460 SW 80th Pl	0.53mi	2/2.0	1,246 (-12%)	15mo	$147,000	$118	42
8691 SW 57th Court Rd	0.42mi	2/2.0	1,616 (+14%)	18mo	$260,000	$161	42
8508 SW 65th Court Rd	0.40mi	3/2.5 (+1)	1,632 (+15%)	23mo	$228,000	$140	30

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-21,981
• Equity at exit: $28,315

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-21,251
• Equity at exit: $16,419

Cash invested: $53,172 (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: 852
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$996
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $220

Break-even live

Break-even rent $1,477

Max offer price $189,900

Occupancy floor 82%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6243 SW 90th St Ocala, FL	2.0	2.0	1700	$1,750	$1.03	21d	1	0.49mi
6644 SW 84th St Ocala, FL	3.0	2.0	1485	$950	$0.64	21d	1	0.51mi
6609 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,750	$1.20	13d	1	0.54mi
6676 SW 81st Loop Ocala, FL	3.0	2.5	1458	$1,710	$1.17	13d	1	0.59mi
6582 SW 81st Loop Ocala, FL	3.0	2.5	1505	$1,700	$1.13	13d	1	0.59mi
6534 SW 82nd Loop Ocala, FL	3.0	2.5	1450	$1,900	$1.31	13d	1	0.61mi
8250 SW 67th Ave Ocala, FL	3.0	2.5	1505	$1,635	$1.09	21d	1	0.65mi
9198 SW 62nd Terrace Rd Ocala, FL	3.0	2.0	1710	$1,850	$1.08	13d	1	0.66mi
7195 SW 92nd St Ocala, FL	3.0	2.5	1220	$1,750	$1.43	21d	1	0.80mi
8780 SW 49th Cir Ocala, FL	3.0	2.0	1672	$1,900	$1.14	21d	1	0.96mi
8710 SW 71st Ave Ocala, FL	1.0–3.0	1.0–2.5	1312	$1,975	$1.51	13d	27	0.98mi
4828 SW 86th Ln Ocala, FL	3.0	2.0	1672	$1,950	$1.17	21d	1	1.22mi
4939 SW 81st Loop Ocala, FL	3.0	2.5	1828	$1,750	$0.96	13d	1	1.24mi
7051 SW 64th Ter Ocala, FL	3.0	2.0	1755	$1,775	$1.01	13d	1	1.25mi
4915 SW 81st St Ocala, FL	3.0	2.5	1707	$1,795	$1.05	13d	1	1.28mi
7177 SW 92nd St Ocala, FL	3.0	2.5	1410	$1,850	$1.31	21d	1	1.28mi
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	13d	1	1.35mi
8609 SW 46th Ter Ocala, FL	3.0	2.0	1670	$2,400	$1.44	13d	1	1.37mi
4643 SW 84th Street Rd Ocala, FL	3.0	2.0	1663	$1,925	$1.16	13d	1	1.38mi
9853 SW 59th Cir Ocala, FL	2.0	1.0	935	$1,500	$1.60	13d	1	1.48mi

Listing history 6 events

1. 2026-06-15
   days on market $189,900 Active 7 DOM
2. 2026-06-14
   days on market $189,900 Active 5 DOM
3. 2026-06-13
   days on market $189,900 Active 4 DOM
4. 2026-06-10
   days on market $189,900 Active 2 DOM
5. 2026-06-09
   remarks 73-char remark
6. 2026-06-09
   listed $189,900 Active 1 DOM

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$475/yr (+$40/mo · 43.1%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,061
• − Mortgage interest: −$10,637
• − Property taxes: −$1,102
• − Insurance: −$950
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$5,524
• Taxable loss: −$521
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $2,762/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 — 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

+130.7% since first listed

8 events — show timeline

• 2026-06-09 Listed $189,900 FSBO.com
• 2010-07-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-03-02 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2009-02-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-09-29 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-02 Sold (Public Records) $150,000 Public Records
• 2003-06-23 Sold (Public Records) $89,500 Public Records
• 1996-05-29 Sold (Public Records) $82,300 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,102 · +26.7% YoY. Source: county tax records.