Abbey Plan · Liberty Triangle, FL 34476

$228,490

3 bd · 2.0 ba · 1,263 sqft · SingleFamily · 521 Days on market

Excellent condition ↓ 3% 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 +8.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-level home boasts a low-maintenance layout. Off the foyer, an open-concept floorplan combines the kitchen with the living and dining areas, and a convenient patio offers seamless indoor-outdoor transitions. Three bedrooms are tucked away to the side of the home, including the luxe owner's suite in a private back corner.

Key facts

• Luxe owner's suite
• Convenient patio
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• CONVENIENT PATIO
• LUXE OWNER'S SUITE

🏗️ New construction. The $228,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $270,434.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• 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 (9.0% below list).
• Recommended offer: $201k (12.0% below list) — sets the bar for market timing.

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).
• 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 $2k of loan paydown is wiped out by about $8k 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 521 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,071 (12.0% 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 521 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $270,434
• List price: $228,490
• Delta: -15.51%
• 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
8112 SW 44th Ter	0.25mi	3/2.0	1,263 (0%)	1mo	$261,140	$207	88
4263 SW 82nd Ln	0.25mi	3/2.0	1,263 (0%)	4mo	$321,140	$254	85
8066 SW 44th Ter	0.25mi	3/2.0	1,263 (0%)	8mo	$239,580	$190	81
8494 SW 41st Cir	0.42mi	3/2.0	1,264 (+0%)	2mo	$128,000	$101	79
7737 SW 46th Ct	0.51mi	3/2.0	1,223 (-3%)	2mo	$258,965	$212	69
7689 SW 46th Ct	0.54mi	3/2.0	1,223 (-3%)	2mo	$257,965	$211	68
8092 SW 44th Ter	0.25mi	3/2.0	1,429 (+13%)	0mo	$240,000	$168	66
8203 SW 45th Ct	0.28mi	3/2.0	1,428 (+13%)	4mo	$245,000	$172	62
5345 SW 83rd Pl	0.69mi	2/2.0 (-1)	1,272 (+1%)	0mo	$230,000	$181	62
8195 SW 45th Ct	0.28mi	3/2.0	1,428 (+13%)	8mo	$235,000	$165	59
8493 SW 41st Cir	0.43mi	3/2.0	1,428 (+13%)	9mo	$271,390	$190	50
8215 SW 53rd Ct	0.68mi	2/2.0 (-1)	1,373 (+9%)	14mo	$260,000	$189	37

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: -25.7%
• Equity multiple: 0.15×
• Total profit: $-64,289
• Equity at exit: $40,323

10-year hold

• IRR: -35.7%
• Equity multiple: -0.29×
• Total profit: $-97,954
• Equity at exit: $23,382

Cash invested: $75,722 (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: 31 active · 17 under contract
• Months of supply: 8.1 mo (12%/mo absorbed)
• Median asking: $262,990 ($179/sqft)
• Median days on market: 92 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +19.7% above 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: 9.2×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,418
• Tax est. 1.5%: −$338 /mo · $4,057/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-226

Break-even live

Break-even rent $2,366

Max offer price $237,707

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-133	+0% $-226	+5% $-320	+10% $-413
Rent	-10% $-390	-5% $-308	+0% $-226	+5% $-144	+10% $-62
Rate	-1.0pp $-90	-0.5pp $-157	base $-226	+0.5pp $-296	+1.0pp $-368

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: $67,609
• Closing costs: $8,113
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4643 SW 84th Street Rd Ocala, FL	3.0	2.0	1663	$1,925	$1.16	63d	1	0.12mi
4915 SW 81st St Ocala, FL	3.0	2.5	1707	$1,795	$1.05	63d	1	0.24mi
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	63d	1	0.25mi
4939 SW 81st Loop Ocala, FL	3.0	2.5	1828	$1,750	$0.96	63d	1	0.26mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	63d	1	0.28mi
8590 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	63d	1	0.28mi
8609 SW 46th Ter Ocala, FL	3.0	2.0	1670	$2,400	$1.44	63d	1	0.32mi
8665 SW 44th Ct Ocala, FL	3.0	2.0	1453	$1,895	$1.30	70d	1	0.36mi
8320 SW 41st Ter Ocala, FL	3.0	2.0	1841	$2,300	$1.25	63d	1	0.38mi
4828 SW 86th Ln Ocala, FL	3.0	2.0	1672	$1,950	$1.17	70d	1	0.48mi
4697 SW 89th St Ocala, FL	4.0	2.0	1848	$2,150	$1.16	63d	1	0.60mi
8780 SW 49th Cir Ocala, FL	3.0	2.0	1672	$1,900	$1.14	70d	1	0.75mi
8792 SW 49th Cir Ocala, FL	4.0	2.0	1498	$1,850	$1.23	70d	1	0.77mi
8940 SW 50th Ter Ocala, FL	4.0	2.0	1827	$2,195	$1.20	70d	1	0.79mi
9109 SW 45th Ter Ocala, FL	4.0	2.0	1828	$2,150	$1.18	63d	1	0.80mi
7177 SW 92nd St Ocala, FL	3.0	2.5	1410	$1,850	$1.31	70d	1	0.96mi
13110 SW 89th St Ocala, FL	4.0	2.5	1824	$1,950	$1.07	70d	1	1.40mi
4296 SW 98th St Ocala, FL	3.0	2.0	1607	$1,700	$1.06	70d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $228,490 Active 521 DOM
2. 2026-08-07
   days on market $228,490 Active 520 DOM
3. 2026-08-06
   days on market $228,490 Active 519 DOM
4. 2026-08-05
   days on market $228,490 Active 518 DOM
5. 2026-08-03
   days on market $228,490 Active 516 DOM
6. 2026-07-31
   days on market $228,490 Active 513 DOM
7. 2026-07-30
   pricedays on market $228,490 Active 512 DOM
8. 2026-07-29
   pricedays on market $242,990 Active 511 DOM
9. 2026-07-27
   days on market $239,990 Active 509 DOM
10. 2026-07-25
    days on market $239,990 Active 507 DOM
11. 2026-07-23
    days on market $239,990 Active 505 DOM
12. 2026-07-22
    days on market $239,990 Active 504 DOM
13. 2026-07-21
    days on market $239,990 Active 503 DOM
14. 2026-07-18
    days on market $239,990 Active 500 DOM
15. 2026-07-16
    days on market $239,990 Active 498 DOM
16. 2026-07-16
    days on market $239,990 Active 497 DOM
17. 2026-07-14
    days on market $239,990 Active 496 DOM
18. 2026-07-13
    days on market $239,990 Active 495 DOM
19. 2026-07-12
    days on market $239,990 Active 494 DOM
20. 2026-07-11
    days on market $239,990 Active 493 DOM
21. 2026-07-10
    days on market $239,990 Active 492 DOM
22. 2026-07-10
    days on market $239,990 Active 491 DOM
23. 2026-07-08
    days on market $239,990 Active 490 DOM
24. 2026-07-07
    days on market $239,990 Active 489 DOM
25. 2026-07-06
    days on market $239,990 Active 488 DOM
26. 2026-07-05
    days on market $239,990 Active 487 DOM
27. 2026-07-04
    days on market $239,990 Active 486 DOM
28. 2026-07-03
    days on market $239,990 Active 485 DOM
29. 2026-07-02
    days on market $239,990 Active 484 DOM
30. 2026-07-01
    days on market $239,990 Active 483 DOM
31. 2026-06-30
    days on market $239,990 Active 482 DOM
32. 2026-06-29
    days on market $239,990 Active 481 DOM
33. 2026-06-28
    days on market $239,990 Active 480 DOM
34. 2026-06-28
    days on market $239,990 Active 479 DOM
35. 2026-06-27
    days on market $239,990 Active 478 DOM
36. 2026-06-25
    days on market $239,990 Active 476 DOM
37. 2026-06-23
    days on market $239,990 Active 474 DOM
38. 2026-06-22
    days on market $239,990 Active 473 DOM
39. 2026-06-18
    days on market $239,990 Active 470 DOM
40. 2026-06-17
    days on market $239,990 Active 469 DOM
41. 2026-06-16
    days on market $239,990 Active 468 DOM
42. 2026-06-15
    days on market $239,990 Active 467 DOM
43. 2026-06-14
    days on market $239,990 Active 465 DOM
44. 2026-06-13
    days on market $239,990 Active 464 DOM
45. 2026-06-10
    days on market $239,990 Active 462 DOM
46. 2026-06-09
    days on market $239,990 Active 461 DOM
47. 2026-06-08
    days on market $239,990 Active 460 DOM
48. 2026-06-07
    days on market $239,990 Active 459 DOM
49. 2026-06-03
    days on market $239,990 Active 455 DOM
50. 2026-06-03
    price $239,990 Active 454 DOM

ⓘ 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: $24,953
• − Mortgage interest: −$15,149
• − Property taxes: −$4,057
• − Insurance: −$1,352
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − Depreciation: −$7,867
• Taxable loss: −$7,464
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-923/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern and well-maintained interior and exterior. It offers a good investment opportunity for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Improves the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value for potential buyers or renters. ↑

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

-2.7% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $251,990 Zillow
• 2026-04-28 Price Changed $255,990 Zillow
• 2026-02-13 Price Changed $243,990 Zillow
• 2025-12-09 Price Changed $236,990 Zillow
• 2025-07-29 Price Changed $233,990 Zillow
• 2025-07-08 Price Changed $232,990 Zillow
• 2025-07-01 Price Changed $234,990 Zillow
• 2025-06-25 Price Changed $244,990 Zillow
• 2025-06-21 Price Changed $248,990 Zillow
• 2025-06-13 Price Changed $253,990 Zillow
• 2025-06-11 Price Changed $243,990 Zillow
• 2025-05-09 Price Changed $249,990 Zillow
• 2025-05-07 Price Changed $264,990 Zillow
• 2025-04-02 Price Changed $261,990 Zillow
• 2025-03-05 Listed $258,990 Zillow