3434 NW 50th Ct · Ocala, FL 34482

$255,750

3 bd · 2.0 ba · 1,701 sqft · SingleFamily public records · 45 Days on market

Built 1996 0.27 ac lot $150/sqft · 15% below area Est $302k · 15% under $36/mo HOA · 1% of rent

---

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 +20.6/30.0
• ARV discount +14.4/15.0
• DSCR +6.6/10.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SEE THIS HOME TODAY. Lovely Home, Cathedral Ceiling, Kitchen Bar with Wood Cabinets. All appliances, Pocket Sliding glass door to screen room, backs to natural woods adjacent to back yard. Owner is Keeping Fig Tree in NW Corner of YardSplit Bedroom Plan.

Key facts

• Cathedral ceilings
• Enclosed lanai
• 0.27 acre lot

Tags

• FRESHLY PAINTED INTERIOR
• NEW LUXURY VINYL FLOORING
• NEW CARPET IN GUEST BEDROOMS
• CATHEDRAL CEILINGS
• SPLIT-BEDROOM FLOOR PLAN
• ENCLOSED LANAI

Property features AI

Finance

• Financial info: Total annual fees listed as $440
• HOA & community: Has HOA; monthly fee approximately $36.67 (quarterly association fee noted); Community clubhouse; Community pool; Fitness center; Shuffleboard court; Deed restrictions; Pets allowed (cats and dogs); Senior community

Exterior

• Parking: Attached 2-car garage (21x21)
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available
• Home design: Single family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Private mailbox; Rain gutters; Sliding doors; Mature landscaping with trees

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceiling; Ceiling fans; Open floorplan; Living room/dining room combo; Formal dining room
• Laundry & utility: Inside laundry room; Washer; Dryer; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/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 $249k (2.6% below list).
• Recommended offer: $248k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 663 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $2,491/mo this rent would consume 45% of the median local household income ($66k/yr) (locally 282% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $72k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $165k; list at $256k implies a 55% 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; 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 $248,077 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.97% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $302,259
• List price: $255,750
• Delta: -15.39%
• 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
4811 NW 39th Pl	0.47mi	3/2.0	1,844 (+8%)	2mo	$317,665	$172	62
4802 NW 39th Street Rd	0.49mi	2/2.0 (-1)	1,565 (-8%)	1mo	$256,150	$164	58
3901 NW 49th Ct	0.38mi	2/2.0 (-1)	1,666 (-2%)	20mo	$315,000	$189	58
4998 NW 30th Pl	0.34mi	3/2.0	1,476 (-13%)	9mo	$259,000	$175	55
4043 NW 44th Cir	0.73mi	2/2.0 (-1)	1,614 (-5%)	3mo	$259,990	$161	50
4936 NW 39th Loop	0.43mi	3/2.0	1,844 (+8%)	22mo	$322,205	$175	47
5160 NW 25th Loop	0.63mi	2/2.0 (-1)	1,569 (-8%)	8mo	$237,500	$151	46
5520 NW 26th Ln	0.69mi	3/2.0	1,526 (-10%)	8mo	$215,000	$141	44
4487 NW 53rd Ave	0.64mi	3/2.5	1,894 (+11%)	13mo	$467,990	$247	38
5654 NW 37th Lane Rd	0.65mi	2/2.0 (-1)	1,956 (+15%)	4mo	$440,000	$225	36
5405 NW 25th Loop	0.66mi	2/2.0 (-1)	1,590 (-6%)	22mo	$275,000	$173	35
5464 NW 43rd St	0.64mi	3/2.0	1,862 (+10%)	23mo	$450,000	$242	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-6,508
• Equity at exit: $38,133

10-year hold

• IRR: 12.0%
• Equity multiple: 2.15×
• Total profit: $82,140
• Equity at exit: $22,113

Cash invested: $71,610 (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: 663
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$1,341
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$107
• HOA: −$36
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $343

Break-even live

Break-even rent $2,057

Max offer price $255,750

Occupancy floor 81%

Sensitivity live

Price	-10% $487	-5% $415	+0% $343	+5% $270	+10% $198
Rent	-10% $146	-5% $244	+0% $343	+5% $441	+10% $539
Rate	-1.0pp $471	-0.5pp $408	base $343	+0.5pp $276	+1.0pp $209

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: $63,938
• Closing costs: $7,672
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3335 NW 52nd Avenue Rd Ocala, FL	2.0	2.5	1318	$2,500	$1.90	22d	1	0.06mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	14d	1	0.09mi
5191 NW 34th St Ocala, FL	2.0	2.0	1318	$2,400	$1.82	22d	1	0.10mi
5333 NW 33rd Pl Ocala, FL	2.0	2.0	1368	$2,300	$1.68	14d	1	0.18mi
5361 NW 33rd Pl Ocala, FL	2.0	2.0	1318	$2,500	$1.90	22d	1	0.20mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$2,045	$1.75	22d	1	0.26mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	22d	1	0.28mi
5471 NW 34th St Ocala, FL	2.0	2.0	1318	$2,900	$2.20	22d	1	0.28mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	22d	1	0.30mi
4958 NW 35th Lane Rd Ocala, FL	4.0	2.0	1998	$3,000	$1.50	22d	1	0.36mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$2,495	$1.50	22d	1	0.43mi
4932 NW 39th Loop Ocala, FL	4.0	2.0	2036	$2,700	$1.33	22d	1	0.46mi
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	14d	1	0.55mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	22d	1	0.59mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	14d	1	0.68mi
4111 NW 44th Cir Ocala, FL	3.0	2.0	1505	$2,300	$1.53	14d	1	0.71mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	22d	1	0.71mi
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	22d	1	0.72mi
4342 NW 55th Ct Ocala, FL	3.0	2.5	2172	$2,600	$1.20	14d	1	0.80mi
4395 NW 55th Ter Ocala, FL	3.0	2.0	1853	$2,700	$1.46	22d	1	0.85mi
5252 NW 46th Lane Rd Ocala, FL	4.0	2.0	2034	$2,800	$1.38	22d	1	0.90mi
5227 NW 46th Lane Rd Ocala, FL	4.0	2.0	2034	$3,000	$1.47	22d	1	0.91mi
5254 NW 43rd Lane Rd Ocala, FL	3.0	2.0	1728	$3,500	$2.03	22d	1	0.98mi
5521 NW 45th Ln Ocala, FL	3.0	2.0	1862	$2,600	$1.40	14d	1	0.98mi
5347 NW 46th Lane Rd Ocala, FL	3.0	2.0	1552	$2,550	$1.64	22d	1	0.99mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	22d	1	1.00mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	22d	1	1.01mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	22d	1	1.02mi
5416 NW 46th Lane Rd Ocala, FL	3.0	2.0	1590	$2,300	$1.45	14d	1	1.03mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	22d	1	1.04mi
5358 NW 48th Pl Ocala, FL	3.0	2.0	1565	$2,500	$1.60	22d	1	1.07mi
5237 NW 48th Pl Ocala, FL	3.0	2.0	1552	$4,500	$2.90	22d	1	1.08mi
5293 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,450	$1.58	22d	1	1.09mi
5375 NW 48th Pl Ocala, FL	2.0	2.0	1565	$2,350	$1.50	22d	1	1.10mi
5389 NW 48th Pl Ocala, FL	2.0	2.0	1552	$2,300	$1.48	22d	1	1.10mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	22d	1	1.19mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	14d	1	1.19mi
4530 NW 14th Loop Ocala, FL	3.0	2.5	1966	$2,250	$1.14	14d	1	1.33mi
4522 NW 14th Loop Ocala, FL	4.0	3.0	2028	$2,050	$1.01	14d	1	1.35mi
1632 NW 44th Court Rd Ocala, FL	4.0	3.0	2039	$2,200	$1.08	22d	1	1.35mi

HOA detail

• Monthly dues: $36 · $432/yr

Listing history 20 events

1. 2026-06-18
   days on market $255,750 Active 45 DOM
2. 2026-06-17
   days on market $255,750 Active 44 DOM
3. 2026-06-16
   days on market $255,750 Active 43 DOM
4. 2026-06-15
   days on market $255,750 Active 42 DOM
5. 2026-06-14
   days on market $255,750 Active 40 DOM
6. 2026-06-13
   days on market $255,750 Active 39 DOM
7. 2026-06-10
   days on market $255,750 Active 37 DOM
8. 2026-06-09
   days on market $255,750 Active 36 DOM
9. 2026-06-08
   days on market $255,750 Active 35 DOM
10. 2026-06-07
    days on market $255,750 Active 34 DOM
11. 2026-06-03
    days on market $255,750 Active 30 DOM
12. 2026-06-02
    days on market $255,750 Active 29 DOM
13. 2026-06-01
    days on market $255,750 Active 28 DOM
14. 2026-05-31
    days on market $255,750 Active 27 DOM
15. 2026-05-30
    days on market $255,750 Active 26 DOM
16. 2026-05-04
    listed $255,750 Active 1161-char remark
17. 2004-09-15
    soldstatus $165,000
18. 2004-09-10
    soldstatus $165,000 254-char remark

    Show marketing remark (254 chars)

    SEE THIS HOME TODAY. Lovely Home, Cathedral Ceiling, Kitchen Bar with Wood Cabinets. All appliances, Pocket Sliding glass door to screen room, backs to natural woods adjacent to back yard. Owner is Keeping Fig Tree in NW Corner of YardSplit Bedroom Plan.

19. 2004-05-19
    listed $167,900 254-char remark

    Show marketing remark (254 chars)

    SEE THIS HOME TODAY. Lovely Home, Cathedral Ceiling, Kitchen Bar with Wood Cabinets. All appliances, Pocket Sliding glass door to screen room, backs to natural woods adjacent to back yard. Owner is Keeping Fig Tree in NW Corner of YardSplit Bedroom Plan.

20. 1996-05-01
    soldstatus $15,000

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$427/yr (+$36/mo · 25.2%)

ⓘ 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: $29,889
• − Mortgage interest: −$14,326
• − Property taxes: −$1,696
• − Insurance: −$1,279
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$432
• − Depreciation: −$7,440
• Taxable loss: −$66
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $4,127/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

+1605.0% since first listed

5 events — show timeline

• 2026-05-04 Listed $255,750 Stellar MLS as Distributed by MLS Grid
• 2004-09-15 Sold (Public Records) $165,000 Public Records
• 2004-09-10 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-19 Listed $167,900 Stellar MLS as Distributed by MLS Grid
• 1996-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,696 · +16.5% YoY. Source: county tax records.