13370 SW 29th Cir · Marion Oaks, FL 34473

$259,999

3 bd · 2.0 ba · 2,080 sqft · SingleFamily public records · 179 Days on market

Built 2006 10,019 sqft lot $125/sqft · 12% below area Est $297k · 12% under ↓ 58% since listing

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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).

• ARV discount +13.1/15.0
• Cash flow +11.0/30.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• 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

+++ * * * NEW PRICE * * * +++Seller says BRING ALL OFFERS+++Charming one-owner custom-built home in suburban Ocala, offering elegance and convenience near shopping, dining, schools, and recreation. The foyer opens to a private formal living room and elegant formal dining room with easy access to the kitchen. Volume ceilings throughout enhance the spacious feel. The well-appointed kitchen features abundant cabinetry, generous storage, and a serving area, flowing into the family room with backyard access and a built-in entertainment center. Interior utility room adds everyday convenience. Split-bedroom floor plan with three bedrooms, two full baths, and ample closet space. The luxurious primary suite includes a walk-in closet, garden-style tub, and private water closet. Enjoy a front porch with sitting area, a concrete back stoop, and a vinyl-fenced backyard with security lighting. Priced for condition, this home offers superior character and design in a market of standard track-style construction. Shown to be bought—call today to schedule your private showing.

Key facts

• Custom-built home
• 0.23 acre lot
• 2 garage spots

Tags

• CUSTOM-BUILT HOME
• PRIVATE FORMAL LIVING ROOM
• ELEGANT FORMAL DINING ROOM
• WELL-APPOINTED KITCHEN
• BUILT-IN ENTERTAINMENT CENTER
• INTERIOR UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (24.1% below list).
• Recommended offer: $197k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.8% in Marion Oaks — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 20 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).
• This rent runs 33% of the median local income ($72k/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 $8k 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 179 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

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 $197,294 (24.1% 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 179 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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: 0.76% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (median comp): $296,839
• List price: $259,999
• Delta: -12.41%
• 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
13221 SW 29th Cir #126	0.50mi	4/3.0 (+1)	2,094 (+1%)	2mo	$361,890	$173	65
13362 SW 38th Ct	0.34mi	4/3.0 (+1)	2,000 (-4%)	6mo	$335,000	$168	64
3239 SW 132 Ln	0.23mi	4/2.0 (+1)	1,873 (-10%)	16mo	$358,150	$191	54
13379 SW 37th Ave	0.19mi	4/2.0 (+1)	1,826 (-12%)	14mo	$300,000	$164	54
3944 SW 130th Loop	0.61mi	4/3.0 (+1)	2,092 (+1%)	11mo	$344,900	$165	52
13671 SW 38th Ct	0.44mi	4/3.0 (+1)	2,081 (0%)	23mo	$345,000	$166	51
12964 SW 35th Cir	0.38mi	4/3.0 (+1)	1,990 (-4%)	21mo	$369,900	$186	48
3028 SW 131st Place Rd	0.51mi	4/3.0 (+1)	1,865 (-10%)	4mo	$300,000	$161	47
3610 SW 127th Lane Rd	0.59mi	4/2.0 (+1)	1,828 (-12%)	1mo	$320,070	$175	46
3775 SW 127th Lane Rd	0.50mi	4/2.0 (+1)	1,828 (-12%)	15mo	$300,000	$164	39
17497 SW 27th Cir	0.56mi	4/2.0 (+1)	1,828 (-12%)	15mo	$325,990	$178	36
12680 SW 33rd Ave	0.73mi	4/2.0 (+1)	2,334 (+12%)	14mo	$369,000	$158	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.24×
• Total profit: $-55,022
• Equity at exit: $38,767

10-year hold

• IRR: -25.9%
• Equity multiple: -0.09×
• Total profit: $-79,546
• Equity at exit: $22,480

Cash invested: $72,800 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$198 /mo · $2,372/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-111

Break-even live

Break-even rent $2,113

Max offer price $240,415

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-37	+0% $-111	+5% $-184	+10% $-258
Rent	-10% $-267	-5% $-189	+0% $-111	+5% $-33	+10% $45
Rate	-1.0pp $20	-0.5pp $-45	base $-111	+0.5pp $-178	+1.0pp $-247

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13341 SW 29th Cir Unit NA Ocala, FL	3.0	2.0	1596	$1,685	$1.06	23d	1	0.18mi
13341 SW 29th Cir Ocala, FL	3.0	2.0	1596	$1,725	$1.08	15d	1	0.18mi
13410 SW 31st Terrace Rd Ocala, FL	4.0	2.0	1787	$1,899	$1.06	23d	1	0.33mi
13416 SW 31st Terrace Rd Ocala, FL	4.0	2.0	1787	$2,199	$1.23	15d	1	0.35mi
3995 SW 134th St Ocala, FL	4.0	2.0	1751	$2,100	$1.20	23d	1	0.43mi
4052 SW 132nd Ln Ocala, FL	4.0	2.0	1751	$2,000	$1.14	23d	1	0.46mi
3892 SW 130th Loop Ocala, FL	4.0	2.0	1700	$2,200	$1.29	15d	1	0.51mi
13731 SW 40th Cir Ocala, FL	3.0	2.0	1463	$1,695	$1.16	15d	1	0.61mi
3971 SW 130th Loop Ocala, FL	4.0	2.0	1485	$2,000	$1.35	15d	1	0.63mi
12732 SW 33rd Ave Ocala, FL	4.0	2.0	1696	$2,200	$1.30	15d	1	0.66mi
13690 SW 43rd Cir Ocala, FL	4.0	3.0	1802	$2,200	$1.22	15d	1	0.66mi
13401 SW 43rd Avenue Rd Ocala, FL	3.0	2.0	1514	$1,900	$1.25	15d	1	0.71mi
14007 SW 30th Terrace Rd Ocala, FL	3.0	2.0	1710	$1,675	$0.98	23d	1	0.78mi
4428 SW 132nd St Ocala, FL	3.0	2.0	1600	$1,700	$1.06	23d	1	0.82mi
13805 SW 43rd Cir Ocala, FL	4.0	2.0	1494	$1,800	$1.20	23d	1	0.83mi
2870 SW 143rd Place Rd Ocala, FL	3.0	2.0	2040	$1,850	$0.91	23d	1	1.02mi
4691 SW 129th Pl Ocala, FL	4.0	2.0	1643	$1,850	$1.13	23d	1	1.12mi
14245 SW 28th Ct Ocala, FL	4.0	2.0	1774	$1,900	$1.07	15d	1	1.14mi
14193 SW 44th Ct Ocala, FL	3.0	2.0	1449	$1,599	$1.10	15d	1	1.16mi
2632 SW 145th Place Rd Ocala, FL	3.0	2.0	1488	$1,675	$1.13	15d	1	1.47mi

Listing history 21 events

1. 2026-06-22
   days on market $259,999 Active 179 DOM
2. 2026-06-18
   days on market $259,999 Active 176 DOM
3. 2026-06-17
   days on market $259,999 Active 175 DOM
4. 2026-06-16
   days on market $259,999 Active 174 DOM
5. 2026-06-15
   days on market $259,999 Active 173 DOM
6. 2026-06-14
   days on market $259,999 Active 171 DOM
7. 2026-06-13
   days on market $259,999 Active 170 DOM
8. 2026-06-10
   days on market $259,999 Active 168 DOM
9. 2026-06-09
   days on market $259,999 Active 167 DOM
10. 2026-06-08
    days on market $259,999 Active 166 DOM
11. 2026-06-07
    days on market $259,999 Active 165 DOM
12. 2026-06-03
    days on market $259,999 Active 161 DOM
13. 2026-06-03
    price $259,999 Active 160 DOM
14. 2026-06-02
    days on market $277,777 Active 160 DOM
15. 2026-05-31
    days on market $277,777 Active 158 DOM
16. 2026-05-30
    days on market $277,777 Active 157 DOM
17. 2026-04-14
    price $277,777 1086-char remark

    Show marketing remark (1086 chars)

    +++ * * * NEW PRICE * * * +++Seller says BRING ALL OFFERS+++Charming one-owner custom-built home in suburban Ocala, offering elegance and convenience near shopping, dining, schools, and recreation. The foyer opens to a private formal living room and elegant formal dining room with easy access to the kitchen. Volume ceilings throughout enhance the spacious feel. The well-appointed kitchen features abundant cabinetry, generous storage, and a serving area, flowing into the family room with backyard access and a built-in entertainment center. Interior utility room adds everyday convenience. Split-bedroom floor plan with three bedrooms, two full baths, and ample closet space. The luxurious primary suite includes a walk-in closet, garden-style tub, and private water closet. Enjoy a front porch with sitting area, a concrete back stoop, and a vinyl-fenced backyard with security lighting. Priced for condition, this home offers superior character and design in a market of standard track-style construction. Shown to be bought—call today to schedule your private showing.

18. 2026-02-19
    price $295,900 1086-char remark

    Show marketing remark (1086 chars)

    +++ * * * NEW PRICE * * * +++Seller says BRING ALL OFFERS+++Charming one-owner custom-built home in suburban Ocala, offering elegance and convenience near shopping, dining, schools, and recreation. The foyer opens to a private formal living room and elegant formal dining room with easy access to the kitchen. Volume ceilings throughout enhance the spacious feel. The well-appointed kitchen features abundant cabinetry, generous storage, and a serving area, flowing into the family room with backyard access and a built-in entertainment center. Interior utility room adds everyday convenience. Split-bedroom floor plan with three bedrooms, two full baths, and ample closet space. The luxurious primary suite includes a walk-in closet, garden-style tub, and private water closet. Enjoy a front porch with sitting area, a concrete back stoop, and a vinyl-fenced backyard with security lighting. Priced for condition, this home offers superior character and design in a market of standard track-style construction. Shown to be bought—call today to schedule your private showing.

19. 2025-12-25
    listed $299,900 Active 1086-char remark

    Show marketing remark (1086 chars)

    +++ * * * NEW PRICE * * * +++Seller says BRING ALL OFFERS+++Charming one-owner custom-built home in suburban Ocala, offering elegance and convenience near shopping, dining, schools, and recreation. The foyer opens to a private formal living room and elegant formal dining room with easy access to the kitchen. Volume ceilings throughout enhance the spacious feel. The well-appointed kitchen features abundant cabinetry, generous storage, and a serving area, flowing into the family room with backyard access and a built-in entertainment center. Interior utility room adds everyday convenience. Split-bedroom floor plan with three bedrooms, two full baths, and ample closet space. The luxurious primary suite includes a walk-in closet, garden-style tub, and private water closet. Enjoy a front porch with sitting area, a concrete back stoop, and a vinyl-fenced backyard with security lighting. Priced for condition, this home offers superior character and design in a market of standard track-style construction. Shown to be bought—call today to schedule your private showing.

20. 2004-10-19
    soldstatus $531,800
21. 2001-09-12
    soldstatus $665,500

ⓘ 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: $2,372 · $198/mo
• Projected year-2 tax: $2,372 · $198/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 ≥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: $23,675
• − Mortgage interest: −$14,564
• − Property taxes: −$2,372
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$7,564
• Taxable loss: −$5,913
• Est. tax savings @ 24.0%: +$1,419
• After-tax cash flow: $89/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

-58.3% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $277,777 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $295,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-25 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-19 Sold (Public Records) $531,800 Public Records
• 2001-09-12 Sold (Public Records) $665,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,372 · +11.7% YoY. Source: county tax records.