13553 SE 39th Ter · Belleview, FL 34491

$163,275

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 20 Days on market

Built 1991 0.30 ac lot Est $243k · 33% under

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Why this score? — see what drove the B 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BELLEVIEW SCHOOL DISTRICT GREAT ACCESS TO I-75, BELLEVIEW, OCALA AND THE VILLAGES. SPACIOUS CORNER LOT, 12 X 24 FLORIDA ROOM, NEW ROOF IN 2004, NEW A/C SHOW AND SELL, SOLD AS IS WITH RIGHT RIGHT TO INSPECT.

Key facts

• Covered deck
• Huge bonus room
• Massive living room

Tags

• PRIVACY FENCED CORNER LOT
• COVERED DECK
• HUGE BONUS ROOM
• SPLIT BEDROOM PLAN
• OVERSIZED ROOMS
• MASSIVE LIVING ROOM

Property features AI

Finance

• Other: Property zoning: R1; Property type/subtype: Residential — Single Family Residence; Furnished status: Unfurnished
• HOA & community: No association indicated

Exterior

• Parking: Attached 2-car garage (20 x 22)
• Utilities: Electricity connected; Water connected; Septic tank
• Home design: Single family residence; Residential property; One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.3-acre lot (approx. 1/4 to less than 1/2 acre)
• Exterior features: Covered patio/porch; Deck; Private mailbox; Property located in-county; Asphalt road access

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $161k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.5% in Belleview — 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 (#458 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: Belleview-Santos Elementary School (math 41% / reading 41%, grade F, #1,454 of 2,144 statewide, top 69%, 570 students, 66% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 705 active listings in the ZIP; 9 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 ($67k/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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $60k; list at $163k implies a 172% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $243,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3647 SE 132nd Pl	0.44mi	3/2.0	1,286 (-0%)	1mo	$231,800	$180	79
3839 SE 132nd Pl	0.34mi	3/2.0	1,334 (+4%)	10mo	$269,990	$202	70
3435 SE 137th St	0.51mi	3/2.0	1,212 (-6%)	0mo	$225,000	$186	66
4333 SE 140th St	0.53mi	3/2.0	1,240 (-4%)	5mo	$180,900	$146	65
4025 SE 139th Ln	0.41mi	3/2.0	1,380 (+7%)	9mo	$245,000	$178	62
13792 SE 42nd Ave	0.44mi	3/2.0	1,439 (+12%)	1mo	$272,500	$189	59
4387 SE 132nd Pl	0.42mi	3/2.0	1,439 (+12%)	12mo	$279,300	$194	51
14173 SE 41st Ter	0.66mi	2/2.0 (-1)	1,200 (-7%)	3mo	$200,000	$167	50
13520 SE 47th Ave	0.64mi	3/2.0	1,408 (+9%)	6mo	$150,000	$107	50
4381 SE 132nd Pl	0.47mi	3/2.0	1,439 (+12%)	12mo	$285,900	$199	48
14060 SE 44th Ave	0.63mi	3/2.0	1,121 (-13%)	6mo	$224,900	$201	44
14289 SE 43rd Ter	0.73mi	3/2.0	1,119 (-13%)	1mo	$227,900	$204	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,389
• Equity at exit: $24,345

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $43,434
• Equity at exit: $14,117

Cash invested: $45,717 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 705
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$856
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $485

Break-even live

Break-even rent $1,288

Max offer price $163,275

Occupancy floor 70%

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: $40,819
• Closing costs: $4,898
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3820 SE 136th Pl Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	21d	1	0.17mi
3384 SE 138th St Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	21d	1	0.61mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,525	$1.43	13d	1	0.65mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,595	$1.50	21d	1	0.65mi
3934 SE 142nd St Summerfield, FL	3.0	2.0	1000	$1,499	$1.50	13d	1	0.68mi
13609 SE 53rd Ave Summerfield, FL	3.0	2.0	1270	$1,940	$1.53	21d	1	1.21mi
13705 SE 54th Ct Summerfield, FL	3.0	2.0	1416	$1,895	$1.34	21d	1	1.34mi
13678 SE 55th Ave Summerfield, FL	3.0	2.0	960	$1,499	$1.56	21d	1	1.37mi
14025 SE 54th Ct Summerfield, FL	2.0	1.5	1008	$1,500	$1.49	13d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $163,275 Active 20 DOM
2. 2026-06-17
   days on market $163,275 Active 19 DOM
3. 2026-06-16
   days on market $163,275 Active 18 DOM
4. 2026-06-15
   days on market $163,275 Active 17 DOM
5. 2026-06-14
   days on market $163,275 Active 15 DOM
6. 2026-06-13
   days on market $163,275 Active 14 DOM
7. 2026-06-10
   days on market $163,275 Active 12 DOM
8. 2026-06-09
   days on market $163,275 Active 11 DOM
9. 2026-06-08
   days on market $163,275 Active 10 DOM
10. 2026-06-07
    days on market $163,275 Active 9 DOM
11. 2026-06-03
    days on market $163,275 Active 5 DOM
12. 2026-06-02
    days on market $163,275 Active 4 DOM
13. 2026-06-01
    days on market $163,275 Active 3 DOM
14. 2026-05-31
    days on market $163,275 Active 2 DOM
15. 2026-05-30
    remarks 246-char remark
16. 2026-05-30
    listed $163,275 Active 1 DOM

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,355 · $113/mo
• Expected delta: +$232/yr (+$19/mo · 20.6%)

ⓘ 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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,828
• − Mortgage interest: −$9,146
• − Property taxes: −$1,123
• − Insurance: −$816
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$4,750
• Taxable income: $3,340
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $5,018/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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 315,796 people
• City population: 19,167
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 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: ▼ -107.67%
• Current HPI: 200.0792
• 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

+271.1% since first listed

7 events — show timeline

• 2026-05-29 Listed $163,275 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Listing Removed — GAMLS
• 2025-05-01 Listed $5,000 GAMLS
• 2011-06-21 Sold (Public Records) $60,000 Public Records
• 2011-06-17 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-22 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 1992-02-01 Sold (Public Records) $44,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,123 · +26.1% YoY. Source: county tax records.