4880 NW 60th Ter · Ocala, FL 34482

$199,990

3 bd · 2.0 ba · 1,242 sqft · Manufactured public records · 76 Days on market

Built 1994 0.48 ac lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your completely remodeled oasis in Ocala! Located just 10 minutes from the prestigious World Equestrian Center, this rare gem offers the perfect blend of modern upgrades, abundant space, and ultimate freedom. Set on a fully fenced, oversized 0.48-acre double lot (150' x 140' / 20,909 sqft), this beautifully updated manufactured home stands out in a quiet, established neighborhood surrounded by traditional single-family homes. Step inside to discover a pristine, move-in-ready interior featuring 3 spacious bedrooms, 2 full bathrooms, and 1,240 sqft of comfortable, air-conditioned living space. Expand your living and entertaining outdoors on the massive 370 sqft covered porch, bringing the total footprint to 1,610 sqft! This home has been renovated from top to bottom for your total peace of mind. Major updates include a brand-new well water system and a completely new septic system (featuring all-new PVC piping and holding tank). Property Highlights: Ultimate Freedom: Absolutely NO HOA and NO CDD fees! Bring your toys, pets, and work vehicles without the hassle of restrictive community rules. Peace of Mind: High and dry! Located in a strictly Non-Flood Zone. Prime Location: Only a 10-minute drive to the Ocala World Equestrian Center, making it a fantastic primary residence or a strategic investment property. Expansive Lot: A fully fenced double lot offering endless possibilities for outdoor living, gardening, or storage. You truly have to see it to be delighted with the quality and space this excellent property provides. Schedule your private showing today before it’s gone!

Key facts

• No hoa
• 0.48 acre lot
• Parking

Tags

• FULLY FENCED DOUBLE LOT
• MASSIVE COVERED PORCH
• BRAND-NEW WELL WATER SYSTEM
• COMPLETELY NEW SEPTIC SYSTEM
• STRICTLY NON-FLOOD ZONE
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 rising fast (+11.1%/yr); 670 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $187,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,877
• Equity at exit: $29,819

10-year hold

• IRR: 16.0%
• Equity multiple: 2.61×
• Total profit: $90,091
• Equity at exit: $17,291

Cash invested: $55,997 (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: 670
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$197 /mo · $2,368/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $403

Break-even live

Break-even rent $1,683

Max offer price $199,990

Occupancy floor 77%

Sensitivity live

Price	-10% $517	-5% $460	+0% $403	+5% $347	+10% $290
Rent	-10% $230	-5% $317	+0% $403	+5% $490	+10% $577
Rate	-1.0pp $504	-0.5pp $454	base $403	+0.5pp $352	+1.0pp $299

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5391 NW 55th Ct Ocala, FL	3.0	2.0	1332	$1,650	$1.24	22d	1	0.57mi
5532 NW 57th Pl Ocala, FL	2.0	2.0	962	$1,295	$1.35	15d	1	0.74mi
6175 NW 59th Ave Ocala, FL	3.0	2.0	1384	$1,745	$1.26	22d	1	0.92mi
5907 NW 64th St Ocala, FL	4.0	2.0	1313	$1,699	$1.29	22d	1	1.12mi
6425 NW 62nd Ter Ocala, FL	3.0	2.0	1349	$3,000	$2.22	22d	1	1.12mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	22d	1	1.20mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	22d	1	1.29mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	22d	1	1.29mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	15d	1	1.29mi
6440 NW 66th Ct Ocala, FL	3.0	2.0	992	$1,695	$1.71	15d	1	1.29mi
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	22d	1	1.35mi
4415 NW 74th Ter Ocala, FL	3.0	2.0	1350	$1,975	$1.46	15d	1	1.47mi
7462 NW 44th Ln Ocala, FL	3.0	2.0	1350	$1,975	$1.46	22d	1	1.48mi

Listing history 25 events

1. 2026-06-21
   days on market $199,990 Active 76 DOM
2. 2026-06-18
   days on market $199,990 Active 73 DOM
3. 2026-06-17
   days on market $199,990 Active 72 DOM
4. 2026-06-16
   days on market $199,990 Active 71 DOM
5. 2026-06-15
   days on market $199,990 Active 70 DOM
6. 2026-06-14
   days on market $199,990 Active 68 DOM
7. 2026-06-13
   days on market $199,990 Active 67 DOM
8. 2026-06-10
   days on market $199,990 Active 65 DOM
9. 2026-06-09
   days on market $199,990 Active 64 DOM
10. 2026-06-08
    days on market $199,990 Active 63 DOM
11. 2026-06-07
    pricedays on market $199,990 Active 62 DOM
12. 2026-06-03
    days on market $210,000 Active 58 DOM
13. 2026-06-02
    days on market $210,000 Active 57 DOM
14. 2026-06-01
    days on market $210,000 Active 56 DOM
15. 2026-05-31
    days on market $210,000 Active 55 DOM
16. 2026-05-30
    days on market $210,000 Active 54 DOM
17. 2026-04-06
    listed $210,000 Active 1620-char remark

    Show marketing remark (1620 chars)

    Welcome to your completely remodeled oasis in Ocala! Located just 10 minutes from the prestigious World Equestrian Center, this rare gem offers the perfect blend of modern upgrades, abundant space, and ultimate freedom. Set on a fully fenced, oversized 0.48-acre double lot (150' x 140' / 20,909 sqft), this beautifully updated manufactured home stands out in a quiet, established neighborhood surrounded by traditional single-family homes. Step inside to discover a pristine, move-in-ready interior featuring 3 spacious bedrooms, 2 full bathrooms, and 1,240 sqft of comfortable, air-conditioned living space. Expand your living and entertaining outdoors on the massive 370 sqft covered porch, bringing the total footprint to 1,610 sqft! This home has been renovated from top to bottom for your total peace of mind. Major updates include a brand-new well water system and a completely new septic system (featuring all-new PVC piping and holding tank). Property Highlights: Ultimate Freedom: Absolutely NO HOA and NO CDD fees! Bring your toys, pets, and work vehicles without the hassle of restrictive community rules. Peace of Mind: High and dry! Located in a strictly Non-Flood Zone. Prime Location: Only a 10-minute drive to the Ocala World Equestrian Center, making it a fantastic primary residence or a strategic investment property. Expansive Lot: A fully fenced double lot offering endless possibilities for outdoor living, gardening, or storage. You truly have to see it to be delighted with the quality and space this excellent property provides. Schedule your private showing today before it’s gone!

18. 2024-08-14
    soldstatus $190,000
19. 2024-08-12
    historical
20. 2024-08-08
    historical
21. 2024-07-15
    listed $219,000 Active
22. 2024-06-18
    listed $199,900
23. 2024-03-20
    soldstatus $65,000
24. 1998-02-10
    soldstatus $36,900
25. 1997-04-07
    soldstatus $27,500

ⓘ 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: $2,368 · $197/mo
• Projected year-2 tax: $2,368 · $197/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 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: $26,321
• − Mortgage interest: −$11,203
• − Property taxes: −$2,368
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$5,818
• Taxable income: $1,721
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $4,427/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

+663.6% since first listed

9 events — show timeline

• 2026-04-06 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-14 Sold (Public Records) $190,000 Public Records
• 2024-08-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Listing Removed — Beaches MLS
• 2024-07-15 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-18 Listed $199,900 Beaches MLS
• 2024-03-20 Sold (Public Records) $65,000 Public Records
• 1998-02-10 Sold (Public Records) $36,900 Public Records
• 1997-04-07 Sold (Public Records) $27,500 Public Records

Property tax history

+19.7%/yr

Latest (2025): $2,368 · +46.0% YoY. Source: county tax records.