1870 NW 56th Ter · Ocala, FL 34482

$289,900

3 bd · 2.0 ba · 1,957 sqft · SingleFamily public records · 131 Days on market

Built 2002 8,712 sqft lot $148/sqft · 11% below area Est $326k · 11% under $294/mo HOA · 13% of rent

---

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 +12.4/15.0
• Cash flow +7.8/30.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptional opportunity in Ocala Palms, a premier golf and country club community in Ocala, FL, located just minutes from the World Equestrian Center. This inviting 3 bedroom, 2 bath home shines with an open, flowing layout perfect for both everyday living and entertaining. The kitchen comes with a moveable island and is just steps away the dining and living areas, creating a seamless, connected space. The home’s vaulted ceilings enhance the feeling of space throughout, and the expansive primary bedroom is a private sanctuary. Enjoy quiet mornings or evening breezes in your enclosed lanai, and take full advantage of the additional sitting room — ideal for relaxation or work-from-home convenience. A three-car garage makes parking and storage a breeze! Ocala Palms offers more than just a beautiful setting — residents enjoy a full social calendar, golf course access, community pool, fitness center, and more, all within a friendly, active guard gated community just a short drive from world-class equestrian events and local conveniences.

Key facts

• Moveable island
• Fitness center
• Community pool

Tags

• ENCLOSED LANAI
• MOVEABLE ISLAND
• COMMUNITY POOL
• FITNESS CENTER
• GUARD GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (20.5% below list).
• Recommended offer: $230k (20.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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 rising fast (+11.1%/yr); 663 active listings in the ZIP; 15 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).
• This rent runs 42% 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 $9k 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 131 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $290k implies a 76% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,410 (20.5% 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 131 days. Have you received any prior offers? Is the seller open to a 21% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 10.5

CMA / ARV

• ARV (median comp): $325,558
• List price: $289,900
• Delta: -10.95%
• 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
1933 NW 56th Ter	0.05mi	3/2.0	2,100 (+7%)	1mo	$300,000	$143	84
5711 NW 25th Loop	0.32mi	3/2.0	2,080 (+6%)	1mo	$341,000	$164	74
5500 NW 23rd Pl	0.35mi	3/2.0	1,837 (-6%)	4mo	$245,000	$133	70
5195 NW 21st Loop	0.33mi	3/2.0	1,840 (-6%)	8mo	$299,000	$163	68
2270 NW 55th Avenue Rd	0.29mi	3/2.0	2,055 (+5%)	13mo	$350,000	$170	68
5332 NW 20th Pl	0.32mi	3/2.0	2,087 (+7%)	15mo	$210,000	$101	62
2570 NW 55th Avenue Rd	0.50mi	2/2.0 (-1)	1,914 (-2%)	10mo	$297,500	$155	60
5391 NW 19th Pl	0.23mi	3/2.0	1,715 (-12%)	12mo	$205,000	$120	59
5306 NW 19th Pl	0.31mi	3/2.0	1,719 (-12%)	9mo	$344,500	$200	58
2520 NW 53rd Avenue Rd	0.55mi	3/2.0	2,058 (+5%)	11mo	$250,000	$121	56
4487 NW 53rd Ave	0.63mi	3/2.5	1,894 (-3%)	13mo	$467,990	$247	52
5942 NW 26th Ln	0.62mi	2/2.0 (-1)	1,783 (-9%)	15mo	$295,000	$165	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.32×
• Total profit: $-55,430
• Equity at exit: $43,225

10-year hold

• IRR: -2.8%
• Equity multiple: 0.77×
• Total profit: $-19,071
• Equity at exit: $25,065

Cash invested: $81,172 (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 34482

• Rents YoY: 11.1%
• Active inventory: 663
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$211 /mo · $2,532/yr
• Insurance: −$121
• HOA: −$294
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-326

Break-even live

Break-even rent $2,717

Max offer price $232,340

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-244	+0% $-326	+5% $-408	+10% $-490
Rent	-10% $-508	-5% $-417	+0% $-326	+5% $-235	+10% $-144
Rate	-1.0pp $-180	-0.5pp $-252	base $-326	+0.5pp $-401	+1.0pp $-477

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	22d	1	0.33mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$2,045	$1.75	22d	1	0.94mi
1632 NW 44th Court Rd Ocala, FL	4.0	3.0	2039	$2,200	$1.08	22d	1	0.97mi
4530 NW 14th Loop Ocala, FL	3.0	2.5	1966	$2,250	$1.14	14d	1	1.12mi
4522 NW 14th Loop Ocala, FL	4.0	3.0	2028	$2,050	$1.01	14d	1	1.12mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	22d	1	1.13mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	22d	1	1.14mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	14d	1	1.14mi
3441 NW 56th Ave Ocala, FL	3.0	3.0	2328	$2,800	$1.20	22d	1	1.15mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	22d	1	1.16mi
311 NW 60th Ave Ocala, FL	3.0	2.0	1462	$1,900	$1.30	22d	1	1.18mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	22d	1	1.18mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	22d	1	1.24mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	22d	1	1.29mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	14d	1	1.29mi

HOA detail

• Monthly dues: $294 · $3,528/yr
• Likely covers: poolgymsecurity

Listing history 18 events

1. 2026-06-18
   days on market $289,900 Active 131 DOM
2. 2026-06-17
   days on market $289,900 Active 130 DOM
3. 2026-06-16
   days on market $289,900 Active 129 DOM
4. 2026-06-15
   days on market $289,900 Active 128 DOM
5. 2026-06-14
   days on market $289,900 Active 126 DOM
6. 2026-06-13
   pricedays on market $289,900 Active 125 DOM
7. 2026-06-10
   days on market $300,000 Active 123 DOM
8. 2026-06-09
   days on market $300,000 Active 122 DOM
9. 2026-06-08
   days on market $300,000 Active 121 DOM
10. 2026-06-07
    days on market $300,000 Active 120 DOM
11. 2026-06-03
    days on market $300,000 Active 116 DOM
12. 2026-06-02
    days on market $300,000 Active 115 DOM
13. 2026-06-01
    days on market $300,000 Active 114 DOM
14. 2026-05-31
    days on market $300,000 Active 113 DOM
15. 2026-05-30
    days on market $300,000 Active 112 DOM
16. 2026-02-07
    listed $325,000 Active 1081-char remark

    Show marketing remark (1081 chars)

    Discover an exceptional opportunity in Ocala Palms, a premier golf and country club community in Ocala, FL, located just minutes from the World Equestrian Center. This inviting 3 bedroom, 2 bath home shines with an open, flowing layout perfect for both everyday living and entertaining. The kitchen comes with a moveable island and is just steps away the dining and living areas, creating a seamless, connected space. The home’s vaulted ceilings enhance the feeling of space throughout, and the expansive primary bedroom is a private sanctuary. Enjoy quiet mornings or evening breezes in your enclosed lanai, and take full advantage of the additional sitting room — ideal for relaxation or work-from-home convenience. A three-car garage makes parking and storage a breeze! Ocala Palms offers more than just a beautiful setting — residents enjoy a full social calendar, golf course access, community pool, fitness center, and more, all within a friendly, active guard gated community just a short drive from world-class equestrian events and local conveniences.

17. 2016-05-17
    soldstatus $165,000
18. 2016-02-19
    listed $169,900

ⓘ 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: $2,532 · $211/mo
• Projected year-2 tax: $2,532 · $211/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 ≥107°F today · 23 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,649
• − Mortgage interest: −$16,239
• − Property taxes: −$2,532
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$3,528
• − Depreciation: −$8,433
• Taxable loss: −$8,957
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $-1,760/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 — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

+91.3% since first listed

3 events — show timeline

• 2026-02-07 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-17 Sold (Public Records) $165,000 Public Records
• 2016-02-19 Listed $169,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $2,532 · +7.2% YoY. Source: county tax records.