Palm Beach Plan · Ocala, FL 34476

$149,900

3 bd · 2.0 ba · 1,372 sqft · Manufactured · 851 Days on market

Manufactured home 55+ age-restricted Excellent condition ↓ 3% since listing

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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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Appreciation +2.5/10.0
• Rent growth +1.9/5.0
• Manufactured-home adj. -3.0

Listing remarks MLS

55+ age qualified community. Ask about our VERY LIMITED TIME special rental offer on this home! This beautiful, open floor plan will make you feel right at home! Stainless steel appliances, oversized island with space for barstools, and farmhouse sink are just a few of the desirable features in the spacious kitchen. Master bedroom boasts oversized windows for lots of natural light and a large walk-in-closet. The Luxurious en-suite bath offers counter-height double vanity, oversized shower, and linen closet. Secondary bedrooms make space for guests or crafts. Guest bath features counter-height vanity and tub/shower combo. Low-maintenance vinyl flooring throughout ensures easy cleanup. Outdoors you'll find a covered front porch, shed, and covered carport. Landscaping and irrigation are also included. Oak Bend is a premier 55+ manufactured home community conveniently located in Ocala, Florida. Only a short drive from attractions, but far enough away for country living. Amenities include pool, shuffleboard, horseshoes, and dog park.

Key facts

• Listed 850 days

🏗️ New construction. The $149,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $387,838.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (12.1% below list).
• Recommended offer: $132k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 1.2% vs local median 4.2% in Ocala — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% FRL); Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 students, 54% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL).
• Market conditions: Rents soft (-2.6%/yr); 1071 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 851 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,783 (12.1% 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 851 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.34% ✗
• Cap rate: 1.22%
• Cash-on-cash: -18.11%
• DSCR: 0.19
• GRM: 24.5

CMA / ARV

• ARV (median comp): $387,838
• List price: $149,900
• Delta: -61.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9745 SW 30th Ter	0.97mi	3/2.0	1,416 (+3%)	3mo	$199,900	$141	57
9400 SW 30th Ave	1.30mi	3/2.0	1,377 (+0%)	9mo	$182,000	$132	57
9850 SW 27th Ave	0.82mi	3/2.0	1,403 (+2%)	9mo	$160,000	$114	54
9529 SW 30th Ave	1.17mi	3/2.0	1,344 (-2%)	17mo	$86,500	$64	48
10891 SW 41st Ave	1.13mi	3/2.0	1,446 (+5%)	11mo	$304,990	$211	47
8422 SW 41st Cir	1.35mi	3/2.0	1,263 (-8%)	7mo	$225,000	$178	46
9731 SW 32nd Ct	1.01mi	3/2.0	1,100 (-20%)	0mo	$198,000	$180	40
10498 SW 18th Ter	0.83mi	3/2.0	1,512 (+10%)	10mo	$625,000	$413	39
3859 SW 109th Ln	1.03mi	3/2.0	1,621 (+18%)	4mo	$264,599	$163	36
9494 SW 31st Ct	1.24mi	3/1.0	1,475 (+8%)	19mo	$244,900	$166	33
4272 SW 108th Ln	1.36mi	3/2.0	1,689 (+23%)	14mo	$277,000	$164	28
1744 SW 108th Ln Unit B	0.97mi	2/2.0 (-1)	1,166 (-15%)	15mo	$105,000	$90	23

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: -55.5%
• Equity multiple: -0.58×
• Total profit: $-171,089
• Equity at exit: $57,828

10-year hold

• IRR: —
• Equity multiple: -1.75×
• Total profit: $-298,257
• Equity at exit: $33,533

Cash invested: $108,595 (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 →

Active competition Active MLS

• For sale now: 21 active
• Median asking: $165,850 ($123/sqft)
• Median days on market: 1 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +130.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34476

• Rents YoY: -2.6%
• Active inventory: 1071
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$2,034
• Tax est. 1.5%: −$485 /mo · $5,818/yr
• Insurance: −$162
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-1,639

Break-even live

Break-even rent $3,393

Max offer price $150,647

Occupancy floor —

Sensitivity live

Price	-10% $-1,371	-5% $-1,505	+0% $-1,639	+5% $-1,773	+10% $-1,907
Rent	-10% $-1,743	-5% $-1,691	+0% $-1,639	+5% $-1,587	+10% $-1,535
Rate	-1.0pp $-1,444	-0.5pp $-1,541	base $-1,639	+0.5pp $-1,740	+1.0pp $-1,842

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: $96,960
• Closing costs: $11,635
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3035 SW 108th Pl Ocala, FL	3.0	2.0	1404	$1,399	$1.00	70d	1	0.33mi
10948 SW 18th Ter Apt D Ocala, FL	2.0	2.0	900	$1,300	$1.44	70d	1	0.85mi
1836 SW 109th Pl Ocala, FL	2.0	1.0	899	$1,150	$1.28	70d	1	0.87mi
1658 SW 108th Ln #1 Ocala, FL	3.0	2.0	1080	$1,550	$1.44	70d	1	1.02mi
3085 SW 97th St Unit 2 Ocala, FL	2.0	1.0	960	$1,049	$1.09	63d	1	1.07mi
9975 SW 39th Ter Ocala, FL	4.0	2.0	1873	$2,295	$1.23	63d	1	1.32mi

Listing history 50 events

1. 2026-08-08
   days on market $149,900 Active 851 DOM
2. 2026-08-07
   days on market $149,900 Active 850 DOM
3. 2026-08-06
   days on market $149,900 Active 849 DOM
4. 2026-08-05
   days on market $149,900 Active 848 DOM
5. 2026-08-03
   days on market $149,900 Active 846 DOM
6. 2026-07-31
   days on market $149,900 Active 843 DOM
7. 2026-07-30
   days on market $149,900 Active 842 DOM
8. 2026-07-29
   days on market $149,900 Active 841 DOM
9. 2026-07-27
   days on market $149,900 Active 839 DOM
10. 2026-07-25
    days on market $149,900 Active 837 DOM
11. 2026-07-23
    days on market $149,900 Active 835 DOM
12. 2026-07-22
    days on market $149,900 Active 834 DOM
13. 2026-07-21
    days on market $149,900 Active 833 DOM
14. 2026-07-18
    days on market $149,900 Active 830 DOM
15. 2026-07-16
    days on market $149,900 Active 828 DOM
16. 2026-07-16
    days on market $149,900 Active 827 DOM
17. 2026-07-14
    days on market $149,900 Active 826 DOM
18. 2026-07-13
    days on market $149,900 Active 825 DOM
19. 2026-07-12
    days on market $149,900 Active 824 DOM
20. 2026-07-11
    days on market $149,900 Active 823 DOM
21. 2026-07-10
    days on market $149,900 Active 822 DOM
22. 2026-07-10
    days on market $149,900 Active 821 DOM
23. 2026-07-08
    days on market $149,900 Active 820 DOM
24. 2026-07-07
    days on market $149,900 Active 819 DOM
25. 2026-07-06
    days on market $149,900 Active 818 DOM
26. 2026-07-05
    days on market $149,900 Active 817 DOM
27. 2026-07-04
    days on market $149,900 Active 816 DOM
28. 2026-07-03
    days on market $149,900 Active 815 DOM
29. 2026-07-02
    days on market $149,900 Active 814 DOM
30. 2026-07-01
    days on market $149,900 Active 813 DOM
31. 2026-06-30
    days on market $149,900 Active 812 DOM
32. 2026-06-29
    days on market $149,900 Active 811 DOM
33. 2026-06-28
    days on market $149,900 Active 810 DOM
34. 2026-06-28
    days on market $149,900 Active 809 DOM
35. 2026-06-27
    days on market $149,900 Active 808 DOM
36. 2026-06-25
    days on market $149,900 Active 806 DOM
37. 2026-06-23
    days on market $149,900 Active 804 DOM
38. 2026-06-22
    days on market $149,900 Active 803 DOM
39. 2026-06-18
    days on market $149,900 Active 800 DOM
40. 2026-06-17
    days on market $149,900 Active 799 DOM
41. 2026-06-16
    days on market $149,900 Active 798 DOM
42. 2026-06-15
    days on market $149,900 Active 797 DOM
43. 2026-06-14
    days on market $149,900 Active 795 DOM
44. 2026-06-13
    days on market $149,900 Active 794 DOM
45. 2026-06-10
    days on market $149,900 Active 792 DOM
46. 2026-06-09
    days on market $149,900 Active 791 DOM
47. 2026-06-08
    days on market $149,900 Active 790 DOM
48. 2026-06-07
    days on market $149,900 Active 789 DOM
49. 2026-06-03
    days on market $149,900 Active 785 DOM
50. 2026-06-02
    days on market $149,900 Active 784 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,814
• − Mortgage interest: −$21,725
• − Property taxes: −$5,818
• − Insurance: −$1,939
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$11,283
• Taxable loss: −$27,481
• Est. tax savings @ 24.0%: +$6,595
• After-tax cash flow: $-13,075/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Hammett Bowen Jr. Elementary School C+ FL #832/2,144 Nat'l #9,382/41,679 Middle Horizon Academy At Marion Oaks F FL #405/571 Nat'l #7,065/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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 · 365,905 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% German/W. Germanic 1%

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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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-3.3% since first listed

6 events — show timeline

• 2024-07-25 Price Changed $149,900 Zillow
• 2024-06-06 Relisted — Zillow
• 2024-06-05 Delisted — Zillow
• 2024-05-17 Relisted — Zillow
• 2024-05-16 Delisted — Zillow
• 2024-04-06 Listed $155,000 Zillow