5987 SW 129th Place Rd · Marion Oaks, FL 34473

$209,900

2 bd · 2.0 ba · 1,098 sqft · SingleFamily public records · 16 Days on market

Built 1997 10,000 sqft lot

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom, 2 Bath, with Attached Garage. Laminate Floors in the Living Area. Enclosed Pool and Updated Metal Roof. Purchase this property for as little as 3% Down. Approved for HomePath Renovation Mortgage Financing. Close by October 31,2011 and receive up to 3.5% to be used for Closing costs assistance. Eligibility restrictions apply. Check HomePath.com for special offers.

Key facts

• Metal roof
• Partial fencing
• Water heater

Tags

• SCREEN-ENCLOSED IN-GROUND POOL
• SMALL STORAGE SHED
• PARTIAL FENCING
• METAL ROOF
• WATER HEATER
• HVAC SYSTEM

Property features AI

Finance

• Other: Property is homesteaded
• HOA & community: No association reported

Exterior

• Parking: Attached 1-car garage (14 x 21) with driveway; garage faces side
• Utilities: Public water; Septic tank; Broadband/high-speed internet available; Electricity connected; Water connected
• Home design: Single-family residence; One story; Faces south; Residential zoning (R1)
• Construction: Block, concrete and stucco construction; Metal roof; Slab foundation; Built on level, paved lot (approx. 0.23 acre, 80 x 125)
• Exterior features: Outdoor lighting; Wood fencing; Private in-ground gunite pool with screen enclosure; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (17.8% below list).
• Recommended offer: $173k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.8% in Marion Oaks — 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 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: Marion Oaks Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 939 students, 65% FRL); Horizon Academy At Marion Oaks (math 37% / reading 36%, grade F, #405 of 571 statewide, top 72%, 1,067 students, 68% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 1376 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 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 $50k; list at $210k implies a 321% 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 $172,571 (17.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.82% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-33,239
• Equity at exit: $31,297

10-year hold

• IRR: -13.8%
• Equity multiple: 0.30×
• Total profit: $-41,214
• Equity at exit: $18,148

Cash invested: $58,772 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1376
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $93

Break-even live

Break-even rent $1,608

Max offer price $209,900

Occupancy floor 90%

Sensitivity live

Price	-10% $212	-5% $152	+0% $93	+5% $33	+10% $-26
Rent	-10% $-43	-5% $25	+0% $93	+5% $161	+10% $229
Rate	-1.0pp $199	-0.5pp $146	base $93	+0.5pp $39	+1.0pp $-17

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5844 SW 132nd Pl Ocala, FL	3.0	2.0	1328	$1,850	$1.39	15d	1	0.32mi
13915 SW 64th Terrace Rd Unit 1 Ocala, FL	3.0	2.0	1124	$1,524	$1.36	15d	1	0.46mi
13664 SW 61st Ct Unit 1 Ocala, FL	3.0	2.0	1187	$1,500	$1.26	23d	1	0.60mi
6555 SW 129th Loop Ocala, FL	3.0	2.0	1357	$1,675	$1.23	15d	1	0.67mi
13616 SW 61st Cir Ocala, FL	3.0	2.0	1313	$1,595	$1.21	23d	1	0.72mi
14257 SW 60th Ter #1 Ocala, FL	3.0	2.0	1215	$2,400	$1.98	15d	1	1.30mi

Listing history 12 events

1. 2026-06-21
   days on market $209,900 Active 16 DOM
2. 2026-06-18
   days on market $209,900 Active 13 DOM
3. 2026-06-17
   days on market $209,900 Active 12 DOM
4. 2026-06-16
   days on market $209,900 Active 11 DOM
5. 2026-06-15
   days on market $209,900 Active 10 DOM
6. 2026-06-14
   days on market $209,900 Active 8 DOM
7. 2026-06-13
   days on market $209,900 Active 7 DOM
8. 2026-06-10
   days on market $209,900 Active 5 DOM
9. 2026-06-09
   days on market $209,900 Active 4 DOM
10. 2026-06-08
    days on market $209,900 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $209,900 Active 2 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: $987 · $82/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$756/yr (+$63/mo · 76.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,709
• − Mortgage interest: −$11,758
• − Property taxes: −$987
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$6,106
• Taxable loss: −$2,505
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $1,716/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 — Marion Oaks

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+67.3% since first listed

8 events — show timeline

• 2026-06-05 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2011-11-21 Sold (MLS) $49,900 Stellar MLS as Distributed by MLS Grid
• 2011-08-16 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2011-08-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-10-20 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-21 Sold (Public Records) $131,000 Public Records
• 2007-05-18 Sold (MLS) $131,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-29 Listed $125,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $987 · +28.1% YoY. Source: county tax records.