1 Oak Trl · Silver Springs Shores, FL 34472

$289,900

3 bd · 2.0 ba · 1,500 sqft · Land · 42 Days on market

Built 2025 0.25 ac lot $193/sqft · 19% above area Est $243k · 19% over

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Why this score? — see what drove the F 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).

• Appreciation +8.0/10.0
• Cash flow +6.3/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

VACANT LAND - Silver Springs Shores Unit 13, Ocala, Florida, Lot 01, for residential homes. Get in on this upcoming area.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Lot approximately 0.25 acre (paved road); Zoned R1; Unfurnished; Living area reported as 1,500 sq ft; total building area 1,936 sq ft

Exterior

• Parking: Attached 2-car garage (20 x 20)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single family residence; One-story; Faces southeast
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Exterior lighting; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Split bedroom layout; Thermostat; Tray ceilings; Walk-in closets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-518 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (35.2% below list).
• Recommended offer: $188k (35.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, amenities 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.
• Zoned schools: Emerald Shores Elementary School (math 30% / reading 34%, grade F, #1,797 of 2,144 statewide, top 86%, 666 students, 74% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Marion average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 674 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 35% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $28k; list at $290k implies a 954% gain — meaningful room to come down on a strong offer.

Recommended offer $187,980 (35.2% 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 42 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.65% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.66%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (median comp): $243,282
• List price: $289,900
• Delta: 19.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.55×
• Total profit: $44,347
• Equity at exit: $181,009

10-year hold

• IRR: 9.1%
• Equity multiple: 2.81×
• Total profit: $147,249
• Equity at exit: $327,190

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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 674
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-518

Break-even live

Break-even rent $2,536

Max offer price $214,888

Occupancy floor —

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Oak Cir Ocala, FL	3.0	2.0	1453	$1,795	$1.24	14d	1	0.18mi
5 Olive Dr Ocala, FL	3.0	2.0	1450	$1,800	$1.24	21d	1	0.22mi
21 Olive Cir Ocala, FL	3.0	2.0	1459	$1,800	$1.23	14d	1	0.34mi
226 Oak Cir Ocala, FL	3.0	2.0	1406	$1,675	$1.19	14d	1	0.57mi
2 Ash Dr Ocala, FL	3.0	2.0	1083	$1,750	$1.62	14d	1	0.81mi
8 Ash Pass Run Ocala, FL	3.0	2.0	1128	$1,650	$1.46	21d	1	0.92mi

Listing history 21 events

1. 2026-06-18
   days on market $289,900 Active 42 DOM
2. 2026-06-17
   days on market $289,900 Active 41 DOM
3. 2026-06-16
   days on market $289,900 Active 40 DOM
4. 2026-06-15
   days on market $289,900 Active 39 DOM
5. 2026-06-14
   days on market $289,900 Active 37 DOM
6. 2026-06-13
   days on market $289,900 Active 36 DOM
7. 2026-06-10
   days on market $289,900 Active 34 DOM
8. 2026-06-09
   days on market $289,900 Active 33 DOM
9. 2026-06-08
   days on market $289,900 Active 32 DOM
10. 2026-06-07
    days on market $289,900 Active 31 DOM
11. 2026-06-03
    days on market $289,900 Active 27 DOM
12. 2026-06-02
    days on market $289,900 Active 26 DOM
13. 2026-06-01
    days on market $289,900 Active 25 DOM
14. 2026-05-31
    days on market $289,900 Active 24 DOM
15. 2026-05-30
    days on market $289,900 Active 23 DOM
16. 2026-05-07
    listed $289,900 Active 1237-char remark
17. 2024-10-18
    soldstatus $27,500 Closed 121-char remark

    Show marketing remark (121 chars)

    VACANT LAND - Silver Springs Shores Unit 13, Ocala, Florida, Lot 01, for residential homes. Get in on this upcoming area.

18. 2024-08-20
    listed $28,000 Active 121-char remark

    Show marketing remark (121 chars)

    VACANT LAND - Silver Springs Shores Unit 13, Ocala, Florida, Lot 01, for residential homes. Get in on this upcoming area.

19. 2023-07-14
    soldstatus $25,000 Closed

    Show marketing remark (266 chars)

    Corner lot . 24 of an acre in the Oaks of Silver Springs Shores South, very near to 110th in Belleview. This is NOT in a flood zone and is a treed lot. This area is convenient to Belleview, Summerfield, Ocala and The Villages. Lots of new construction in this area.

20. 2023-06-23
    status Pending

    Show marketing remark (266 chars)

    Corner lot . 24 of an acre in the Oaks of Silver Springs Shores South, very near to 110th in Belleview. This is NOT in a flood zone and is a treed lot. This area is convenient to Belleview, Summerfield, Ocala and The Villages. Lots of new construction in this area.

21. 2023-06-18
    listed $26,900 Active

    Show marketing remark (266 chars)

    Corner lot . 24 of an acre in the Oaks of Silver Springs Shores South, very near to 110th in Belleview. This is NOT in a flood zone and is a treed lot. This area is convenient to Belleview, Summerfield, Ocala and The Villages. Lots of new construction in this area.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,558
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$8,433
• Taxable loss: −$11,522
• Est. tax savings @ 24.0%: +$2,765
• After-tax cash flow: $-3,455/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+977.7% since first listed

6 events — show timeline

• 2026-05-07 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-18 Sold (MLS) $27,500 MARMLS
• 2024-08-20 Listed $28,000 MARMLS
• 2023-07-14 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-18 Listed $26,900 Stellar MLS as Distributed by MLS Grid