231 Oak Cir · Silver Springs Shores, FL 34472

$274,900

3 bd · 2.0 ba · 1,406 sqft · Land · 93 Days on market

Built 2025 10,019 sqft lot

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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).

• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks

One or more photo(s) has been virtually staged. Silver Springs Shores 3/2/2 Quality Craftsmanship built home with extras like a fully fenced in back yard. The White Vinyl fencing comes with two gates! IRRIGATION. .. in ground sprinkler system which is extremely rare in this area and price point. Step inside this custom-built home to see the quality and care in this open floorplan home, complete with Luxury Vinyl flooring throughout, White soft close Shaker Cabinets, and beautiful Granite Counters in both the kitchen and bathrooms. The kitchen has ample counter space, cabinets and a large pantry. The Primary bedroom fits a King Bed, Dressers and Nightstands. You'll love the walk-in closet wi

Key facts

• Ample counter space
• Open floorplan
• Granite counters

Tags

• FULLY FENCED IN BACK YARD
• IN GROUND SPRINKLER SYSTEM
• OPEN FLOORPLAN
• LUXURY VINYL FLOORING
• GRANITE COUNTERS
• AMPLE COUNTER SPACE

Property features AI

Finance

• Other: Property is zoned R1; Lot approximately 0.23 acre (80 x 125); Living area reported as 1,406 (builder); Building area reported as 1,854 (builder)
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage (20 x 21)
• Utilities: Well water; Septic tank; Electricity connected; Irrigation equipment
• Home design: Single family residence; One story; Faces southeast; Completed new construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by United Builders
• Exterior features: Front porch; Vinyl fencing; Cleared and landscaped lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Solid surface counters; Split bedroom layout; Thermostat; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (35.6% below list).
• Recommended offer: $177k (35.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#527 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime C-, employment D, amenities 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: Emerald Shores Elementary School (math 30% / reading 34%, grade F, #1,797 of 2,144 statewide, top 86%, 666 students, 74% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: Rents flat; 683 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,172 (35.6% 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 93 days. Have you received any prior offers? Is the seller open to a 36% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.80%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.93% appreciation · 0.17% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.54×
• Total profit: $41,538
• Equity at exit: $171,643

10-year hold

• IRR: 9.0%
• Equity multiple: 2.80×
• Total profit: $138,597
• Equity at exit: $310,261

Cash invested: $76,972 (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 34472

• Home prices YoY: 2.4%
• Rents YoY: 0.2%
• Active inventory: 683
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,124/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-500

Break-even live

Break-even rent $2,405

Max offer price $202,533

Occupancy floor —

Sensitivity live

Price	-10% $-310	-5% $-405	+0% $-500	+5% $-595	+10% $-690
Rent	-10% $-640	-5% $-570	+0% $-500	+5% $-430	+10% $-360
Rate	-1.0pp $-362	-0.5pp $-430	base $-500	+0.5pp $-571	+1.0pp $-644

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Oak Cir Ocala, FL	3.0	2.0	1406	$1,675	$1.19	15d	1	0.05mi
2 Ash Dr Ocala, FL	3.0	2.0	1083	$1,750	$1.62	15d	1	0.26mi
8 Ash Pass Run Ocala, FL	3.0	2.0	1128	$1,650	$1.46	23d	1	0.31mi
5 Olive Dr Ocala, FL	3.0	2.0	1450	$1,800	$1.24	23d	1	0.74mi
106 Oak Cir Ocala, FL	3.0	2.0	1453	$1,795	$1.24	15d	1	0.80mi
21 Olive Cir Ocala, FL	3.0	2.0	1459	$1,800	$1.23	15d	1	0.92mi
27 Sapphire Run Ocala, FL	3.0	2.0	1255	$1,500	$1.20	23d	1	1.08mi
12 Spring Loop Ocala, FL	2.0	1.0	900	$1,350	$1.50	15d	1	1.09mi
60 Bahia Court Trak Ocala, FL	3.0	2.0	1413	$1,695	$1.20	23d	1	1.12mi
325 Oak Track Ct Ocala, FL	3.0	2.0	1163	$1,550	$1.33	23d	1	1.45mi
478 Water Pl Ocala, FL	3.0	2.0	1228	$1,650	$1.34	23d	1	1.50mi

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-10
   price $274,900
3. 2026-04-10
   status Active
4. 2026-02-28
   status Pending
5. 2026-02-16
   price $269,000
6. 2025-12-17
   listed $274,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $21,261
• − Mortgage interest: −$15,399
• − Property taxes: −$4,124
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$7,997
• Taxable loss: −$11,035
• Est. tax savings @ 24.0%: +$2,648
• After-tax cash flow: $-3,353/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 — Silver Springs Shores

• Score: 68/100
• State rank: #527
• US rank: #9854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Springs Shores, FL
• County: Marion County · 315,796 people
• City population: 34,665
• Metro: Ocala, FL
• Population (ZIP): 35,851
• Household income: $64,208
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 655.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 21% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 19% 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: ▲ 5.93%
• Current HPI: 255.0714
• Rent YoY: ▲ 0.17%
• 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

+0.3% since first listed

6 events — show timeline

• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listed $274,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.3%/yr

Latest (2025): $380 · +11.6% YoY. Source: county tax records.