8702 SW 94th St Unit A · On Top of the World, FL 34481

$129,900

2 bd · 2.0 ba · 1,369 sqft · Condo public records · 74 Days on market

Built 1985 $95/sqft · 36% below area Est $202k · 36% under $489/mo HOA · 30% of rent

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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 +15.0/15.0
• Cash flow +11.7/30.0
• 1% rule +7.5/10.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this highly sought-after Birmingham Model in the premier 55+ community of On Top of the World! This beautifully maintained end-unit villa offers 2 bedrooms, 2 bathrooms, and 1,369 sq ft of comfortable, low-maintenance living. The desirable end-unit location provides added privacy and natural light throughout. Step inside to a functional and inviting layout, complemented by brand new carpet (2026) and an easy flow between living spaces. The home features a 1.5 tandem garage, perfect for extra storage, a golf cart, or workspace. Enjoy year-round relaxation in the screened lanai, ideal for morning coffee or unwinding in the evenings. Major updates provide peace of mind, including: New double-pane windows (2020) New A/C (2023) Located in the highly desirable On Top of the World community, residents enjoy resort-style amenities, golf, pools, fitness centers, and an active lifestyle. Move-in ready and perfectly positioned—this is Florida living at its best!

Key facts

• Screened lanai
• New a/c
• End-unit villa

Tags

• END-UNIT VILLA
• SCREENED LANAI
• DOUBLE-PANE WINDOWS
• NEW A/C
• ON TOP OF THE WORLD COMMUNITY
• RESORT-STYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-38 ($-451/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (5.1% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 2.9% in On Top of the World — 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.
• Market conditions: 1151 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% of the median local income ($57k/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 $898 of loan paydown is wiped out by about $4k 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 74 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $40k; list at $130k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $122,106 (6.0% 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 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 6.6

CMA / ARV

• ARV (median comp): $201,571
• List price: $129,900
• Delta: -35.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-23,154
• Equity at exit: $19,369

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-22,077
• Equity at exit: $11,231

Cash invested: $36,372 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1151
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$681
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$54
• HOA: −$489
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-38

Break-even live

Break-even rent $1,676

Max offer price $123,266

Occupancy floor 97%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	21d	1	0.04mi
8665 SW 94th St Unit C Ocala, FL	2.0	2.0	1589	$1,600	$1.01	21d	1	0.16mi
8666 SW 92nd Ln Unit F Ocala, FL	2.0	2.0	1748	$2,000	$1.14	21d	1	0.18mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	13d	1	0.22mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	21d	1	0.25mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	21d	1	0.29mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	13d	1	0.48mi
8430 SW 90th Ln Unit D Ocala, FL	2.0	2.0	1454	$1,600	$1.10	21d	1	0.48mi
8431 SW 90th Ln Ocala, FL	2.0	2.0	1366	$1,395	$1.02	21d	1	0.51mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	13d	1	0.52mi
9257 SW 82nd Ter Unit H Ocala, FL	2.0	2.0	1748	$1,600	$0.92	21d	1	0.53mi
9289 SW 92nd Ln Ocala, FL	2.0	2.0	1600	$1,350	$0.84	21d	1	0.60mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	21d	1	0.76mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	21d	1	0.82mi
9513 SW 92nd Place Rd Ocala, FL	2.0	2.0	1651	$2,000	$1.21	13d	1	0.89mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	21d	1	0.96mi
8701 SW 83rd Cir Ocala, FL	3.0	2.0	1726	$2,200	$1.27	13d	1	0.99mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	21d	1	0.99mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	21d	1	1.01mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	21d	1	1.07mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	21d	1	1.07mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,750	$0.97	13d	1	1.09mi
7750 SW 100th St Ocala, FL	3.0	2.0	1805	$1,795	$0.99	21d	1	1.09mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	21d	1	1.11mi
8714 SW 83rd Loop Ocala, FL	2.0	2.0	1658	$1,900	$1.15	13d	1	1.17mi
10081 SW 97th Ct Ocala, FL	2.0	1.0	992	$1,200	$1.21	13d	1	1.19mi
7754 SW 86th Loop Ocala, FL	2.0	2.0	1460	$1,800	$1.23	21d	1	1.22mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	21d	1	1.24mi
9760 SW 101st Ln Ocala, FL	2.0	2.0	1360	$1,500	$1.10	21d	1	1.28mi
9746 SW 89th Loop Ocala, FL	2.0	2.0	1660	$1,950	$1.17	21d	1	1.30mi
9119 SW 99th Court Rd Ocala, FL	2.0	2.0	1504	$1,900	$1.26	21d	1	1.32mi
8744 SW 108th Lane Rd Ocala, FL	3.0	2.0	1614	$2,200	$1.36	21d	1	1.45mi
10155 SW 100th Ave Ocala, FL	2.0	2.0	1040	$1,700	$1.63	21d	1	1.45mi
10405 SW 99th Ave Ocala, FL	2.0	2.0	1040	$1,450	$1.39	21d	1	1.48mi

HOA detail condo

• Monthly dues: $489 · $5,868/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-16
   status $129,900 Pending 74 DOM
2. 2026-06-15
   days on market $129,900 Active 74 DOM
3. 2026-06-14
   days on market $129,900 Active 72 DOM
4. 2026-06-13
   days on market $129,900 Active 71 DOM
5. 2026-06-10
   days on market $129,900 Active 69 DOM
6. 2026-06-09
   days on market $129,900 Active 68 DOM
7. 2026-06-08
   days on market $129,900 Active 67 DOM
8. 2026-06-07
   pricedays on market $129,900 Active 66 DOM
9. 2026-06-03
   days on market $134,900 Active 62 DOM
10. 2026-06-02
    days on market $134,900 Active 61 DOM
11. 2026-06-01
    days on market $134,900 Active 60 DOM
12. 2026-05-31
    days on market $134,900 Active 59 DOM
13. 2026-05-30
    days on market $134,900 Active 58 DOM
14. 2026-04-02
    listed $134,900 Active 994-char remark

    Show marketing remark (994 chars)

    Welcome to this highly sought-after Birmingham Model in the premier 55+ community of On Top of the World! This beautifully maintained end-unit villa offers 2 bedrooms, 2 bathrooms, and 1,369 sq ft of comfortable, low-maintenance living. The desirable end-unit location provides added privacy and natural light throughout. Step inside to a functional and inviting layout, complemented by brand new carpet (2026) and an easy flow between living spaces. The home features a 1.5 tandem garage, perfect for extra storage, a golf cart, or workspace. Enjoy year-round relaxation in the screened lanai, ideal for morning coffee or unwinding in the evenings. Major updates provide peace of mind, including: New double-pane windows (2020) New A/C (2023) Located in the highly desirable On Top of the World community, residents enjoy resort-style amenities, golf, pools, fitness centers, and an active lifestyle. Move-in ready and perfectly positioned—this is Florida living at its best!

15. 2015-05-22
    soldstatus $40,000
16. 2015-03-23
    historical
17. 2014-11-21
    listed $44,500
18. 1985-11-01
    soldstatus $59,950

ⓘ 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: $1,199 · $100/mo
• Projected year-2 tax: $1,199 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,545
• − Mortgage interest: −$7,276
• − Property taxes: −$1,199
• − Insurance: −$650
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$5,868
• − Depreciation: −$3,779
• Taxable loss: −$2,354
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $114/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 — On Top of the World

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

Census & demographics

• Census place: On Top of the World, FL
• County: Marion County · 315,796 people
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -67.48%
• Current HPI: 199.986
• Rent YoY: —
• 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

+125.0% since first listed

5 events — show timeline

• 2026-04-02 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2015-05-22 Sold (Public Records) $40,000 Public Records
• 2015-03-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-11-21 Listed $44,500 Stellar MLS as Distributed by MLS Grid
• 1985-11-01 Sold (Public Records) $59,950 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,199 · +24.1% YoY. Source: county tax records.