6287 SW 106th Pl · Liberty Triangle, FL 34476

$154,900

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 17 Days on market

Built 1987 0.25 ac lot Est $169k · 8% under $121/mo HOA · 7% 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 +21.4/30.0
• ARV discount +11.2/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• 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

Welcome to this lovingly maintained 2-bedroom, 2-bath home situated on a spacious . 25-acre lot in the desirable 55+ community of Spruce Creek North. Move-in ready and thoughtfully updated, this charming home offers two carports, a dedicated storage/laundry room, a detached shed, and beautiful mature landscaping accented by concrete landscape curbing. Step inside to a bright, open-concept living and dining area featuring attractive laminate flooring throughout, neutral colors, and large windows that fill the home with natural light. The spacious kitchen overlooks the main living area and offers abundant cabinetry, generous countertop space, and granite countertops. Both bathrooms have been

Key facts

• Open concept living
• Two carports
• Mature landscaping

Tags

• TWO CARPORTS
• DEDICATED STORAGE ROOM
• DETACHED SHED
• MATURE LANDSCAPING
• CONCRETE LANDSCAPE CURBING
• OPEN CONCEPT LIVING

Property features AI

Finance

• Other: Total acreage: between 1/4 and less than 1/2 acre; Lot dimensions approximately 98 x 109; Direction faces: South
• Financial info: Lease restrictions apply
• HOA & community: Member of Spruce Creek Property Owner's Association; Monthly HOA $121.50 (includes pool); Association fee required; Community features: association-owned recreation, deed restrictions, pool; Senior community; Pets allowed

Exterior

• Parking: Covered driveway; 2-space carport
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; Residential property; One story; South-facing
• Construction: Metal siding and frame construction; Other exterior materials; Metal and shingle roof; Slab foundation; Built using mixed materials
• Exterior features: Enclosed patio/porch; Rear porch; Screened porch; Side porch; Outdoor lighting; Private mailbox; Rain gutters; Sliding doors; Shed(s); Mature landscaping with trees; Cleared, landscaped and level lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Walk-in closet(s); Water filtration system
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 856 active listings in the ZIP; 3 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $60k; list at $155k implies a 158% gain — meaningful room to come down on a strong offer.

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 $152,576 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $168,960
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6250 SW 100th Loop	0.39mi	2/2.0	996 (+4%)	8mo	$175,000	$176	69
10131 SW 62nd Terrace Rd	0.52mi	2/2.0	1,008 (+5%)	5mo	$155,000	$154	64

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-15,143
• Equity at exit: $23,096

10-year hold

• IRR: -5.1%
• Equity multiple: 0.71×
• Total profit: $-12,618
• Equity at exit: $13,393

Cash invested: $43,372 (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: 856
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$65
• HOA: −$121
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $231

Break-even live

Break-even rent $1,336

Max offer price $154,900

Occupancy floor 81%

Sensitivity live

Price	-10% $319	-5% $275	+0% $231	+5% $187	+10% $143
Rent	-10% $102	-5% $167	+0% $231	+5% $295	+10% $360
Rate	-1.0pp $309	-0.5pp $270	base $231	+0.5pp $191	+1.0pp $150

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10312 SW 61st Terrace Rd Ocala, FL	2.0	2.0	1008	$1,650	$1.64	22d	1	0.37mi
6345 SW 115th Street Rd Ocala, FL	2.0	2.0	1008	$1,400	$1.39	22d	1	0.40mi
9853 SW 59th Cir Ocala, FL	2.0	1.0	935	$1,500	$1.60	14d	1	0.71mi

HOA detail

• Monthly dues: $121 · $1,452/yr
• Likely covers: landscaping

Listing history 12 events

1. 2026-06-21
   days on market $154,900 Active 17 DOM
2. 2026-06-18
   days on market $154,900 Active 14 DOM
3. 2026-06-17
   days on market $154,900 Active 13 DOM
4. 2026-06-16
   days on market $154,900 Active 12 DOM
5. 2026-06-15
   days on market $154,900 Active 11 DOM
6. 2026-06-14
   days on market $154,900 Active 9 DOM
7. 2026-06-13
   days on market $154,900 Active 8 DOM
8. 2026-06-10
   days on market $154,900 Active 6 DOM
9. 2026-06-09
   days on market $154,900 Active 5 DOM
10. 2026-06-08
    days on market $154,900 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $154,900 Active 3 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: $688 · $57/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$598/yr (+$50/mo · 86.9%)

ⓘ 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 2/10 Low
• 🌡 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: $19,537
• − Mortgage interest: −$8,677
• − Property taxes: −$688
• − Insurance: −$774
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − HOA: −$1,452
• − Depreciation: −$4,506
• Taxable income: $314
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $2,697/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

+288.2% since first listed

14 events — show timeline

• 2026-06-04 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-21 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-23 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2009-07-15 Sold (Public Records) $60,000 Public Records
• 2008-05-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-03-14 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2007-01-22 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2002-11-19 Sold (Public Records) $53,500 Public Records
• 1999-02-17 Sold (Public Records) $43,000 Public Records
• 1987-10-01 Sold (Public Records) $39,900 Public Records

Property tax history

+5.9%/yr

Latest (2025): $688 · +49.3% YoY. Source: county tax records.