7863 SW 6th Pl · Ocala, FL 34474

$195,000

3 bd · 2.0 ba · 2,048 sqft · Manufactured public records · 178 Days on market

Built 2006 8,712 sqft lot $200/mo HOA · 8% 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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2/2/2 in the wonderful Falls of Ocala. The home features a huge master bedroom w/ sitting area and enormous master bathroom, huge kitchen w/ breakfast bar, a sun room w/ sliding glass door lthat leads to the covered porch, formal LR and den. This home has it all. The Falls of Ocala is a 55+ community with great amenities including pool, clubhouse and activites for the residents. Come join the family at The Falls of Ocala.

Key facts

• Split-bedroom layout
• French door
• Walk-in closet

Tags

• SPLIT-BEDROOM LAYOUT
• TWO SPACIOUS LIVING AREAS
• BONUS ROOM
• COVERED BACK DECK
• FRENCH DOOR
• WALK-IN CLOSET

Property features AI

Finance

• Other: Total living area approximately 2,048 square feet; Lot about 0.2 acre (approx. 68 x 130); No waterfront; Community is a senior community; Lease restrictions apply; Association managed by MEB Real Estate Management/Mark Butler
• HOA & community: Monthly HOA fee of $200; Association requires approval; Association amenities include clubhouse, pool; HOA covers pool, sewer and water; Deed restrictions; Sidewalks; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (2 vehicles)
• Utilities: Private well water; Public sewer; Cable available; Electricity available; Phone available; Water available
• Home design: Single-family residence; One story; East-facing; Residential in a PUD; Homestead exempt
• Construction: Vinyl siding; Shingle roof; Stilt/On piling foundation; Built on one level
• Exterior features: Covered rear porch; Sliding doors; Cleared and landscaped lot; Paved road access (private maintained road)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Split bedroom plan; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Indoor laundry room; Inside utility; Storage rooms; Breakfast room (separate); Florida room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.2% in Ocala — 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 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 flat; 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $2,498/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 1062% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 178 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $195k implies a 70% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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. 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. 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?
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: 1.28% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.93%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,099
• Equity at exit: $29,075

10-year hold

• IRR: 5.8%
• Equity multiple: 1.37×
• Total profit: $20,287
• Equity at exit: $16,860

Cash invested: $54,600 (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 34474

• Home prices YoY: -28.4%
• Rents YoY: 0.1%
• Active inventory: 295
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$81
• HOA: −$200
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $588

Break-even live

Break-even rent $1,754

Max offer price $195,000

Occupancy floor 71%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7180 SW 19th Pl Ocala, FL	4.0	2.0	1940	$1,900	$0.98	14d	1	1.12mi
7710 NW 14th St Ocala, FL	3.0	3.0	1521	$4,500	$2.96	21d	1	1.31mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: pool

Listing history 12 events

1. 2026-05-11
   status Pending
2. 2026-04-09
   price $195,000
3. 2026-02-16
   price $199,900
4. 2026-01-26
   status Active
5. 2026-01-12
   status Pending
6. 2026-01-08
   price $214,900
7. 2025-10-31
   listed $219,900 Active
8. 2019-12-03
   soldstatus $115,000
9. 2006-04-26
   soldstatus $69,100
10. 2006-04-24
    soldstatus $184,300 435-char remark

    Show marketing remark (435 chars)

    Beautiful 2/2/2 in the wonderful Falls of Ocala. The home features a huge master bedroom w/ sitting area and enormous master bathroom, huge kitchen w/ breakfast bar, a sun room w/ sliding glass door lthat leads to the covered porch, formal LR and den. This home has it all. The Falls of Ocala is a 55+ community with great amenities including pool, clubhouse and activites for the residents. Come join the family at The Falls of Ocala.

11. 2005-11-02
    listed $187,410 435-char remark

    Show marketing remark (435 chars)

    Beautiful 2/2/2 in the wonderful Falls of Ocala. The home features a huge master bedroom w/ sitting area and enormous master bathroom, huge kitchen w/ breakfast bar, a sun room w/ sliding glass door lthat leads to the covered porch, formal LR and den. This home has it all. The Falls of Ocala is a 55+ community with great amenities including pool, clubhouse and activites for the residents. Come join the family at The Falls of Ocala.

12. 2003-12-17
    soldstatus $600,000

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$641/yr (+$53/mo · 65.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,980
• − Mortgage interest: −$10,923
• − Property taxes: −$977
• − Insurance: −$975
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − HOA: −$2,400
• − Depreciation: −$5,673
• Taxable income: $4,235
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $6,044/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): 20,258
• Household income: $65,291
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 1062.0

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 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 25% Black 13% Two or more races 8% Asian 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% Other Indo-European 4% Vietnamese 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: ▼ -78.16%
• Current HPI: 196.5607
• Rent YoY: ▲ 0.12%
• 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

-67.5% since first listed

12 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2019-12-03 Sold (Public Records) $115,000 Public Records
• 2006-04-26 Sold (Public Records) $69,100 Public Records
• 2006-04-24 Sold (MLS) $184,300 Stellar MLS as Distributed by MLS Grid
• 2005-11-02 Listed $187,410 Stellar MLS as Distributed by MLS Grid
• 2003-12-17 Sold (Public Records) $600,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $977 · +29.0% YoY. Source: county tax records.