5338 NW 6th Pl · Ocala, FL 34482

$224,900

3 bd · 2.0 ba · 1,402 sqft · SingleFamily public records · 169 Days on market

Built 2022 7,405 sqft lot $160/sqft · 9% above area Est $206k · 9% over

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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).

• Cash flow +13.0/30.0
• Rent growth +5.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• ARV discount +3.3/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bath home located in the sought-after Fellowship area of Ocala, just 8 minutes from the World Equestrian Center. Offering approximately 1,402 square feet of comfortable living space, this home sits on a generous lot and provides a layout that feels both open and functional. The main living area is filled with natural light and flows seamlessly into the dining space, creating an inviting setting for everyday living or entertaining. The kitchen is designed for practicality with ample workspace and storage. The primary bedroom features its own private bath, while two additional bedrooms are served by a full hallway bath—ideal for guests, family, or a home office setup. Additional features include central heating and air conditioning for year-round comfort, as well as a private well and septic system that offer added flexibility and independence. Conveniently located near shopping, dining, schools, Ocala’s premier equestrian attractions and Ocala International Airport, this home presents a great opportunity for buyers seeking space, location, and value in a welcoming neighborhood.

Key facts

• Functional kitchen
• Private bath
• 7,405 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• FUNCTIONAL KITCHEN
• PRIVATE BATH
• SEPTIC AND WELL SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-13 ($-155/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (13.5% below list).
• Recommended offer: $195k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% 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.
• Zoned schools: 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 rising fast (+11.1%/yr); 670 active listings in the ZIP; 15 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 35% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k 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 169 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $3k; list at $225k implies a 8550% 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 $194,517 (13.5% 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 169 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $205,884
• List price: $224,900
• Delta: 9.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
463 NW 56th Ave	0.22mi	3/2.0	1,439 (+3%)	9mo	$282,000	$196	78
5473 NW 11th St	0.38mi	4/2.0 (+1)	1,470 (+5%)	4mo	$232,000	$158	66
1208 NW 48th Ter	0.59mi	3/2.0	1,429 (+2%)	7mo	$260,000	$182	64
1481 NW 48th Ter	0.70mi	3/2.0	1,429 (+2%)	1mo	$240,000	$168	63
1400 NW 48th Ter	0.68mi	3/2.0	1,428 (+2%)	3mo	$298,140	$209	63
1384 NW 48th Ter	0.67mi	3/2.0	1,263 (-10%)	2mo	$262,790	$208	50
1142 NW 47th Ct	0.64mi	3/4.0	1,428 (+2%)	12mo	$256,990	$180	49
4813 NW 11th St	0.66mi	3/2.0	1,484 (+6%)	14mo	$245,050	$165	48
5532 NW 1st St	0.45mi	3/2.0	1,248 (-11%)	19mo	$195,000	$156	44
5785 NW 14th St	0.66mi	3/2.0	1,232 (-12%)	6mo	$215,000	$175	44
4762 NW 11th St	0.61mi	3/2.0	1,544 (+10%)	13mo	$240,000	$155	44

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: -11.3%
• Equity multiple: 0.57×
• Total profit: $-26,961
• Equity at exit: $33,533

10-year hold

• IRR: 4.0%
• Equity multiple: 1.36×
• Total profit: $22,356
• Equity at exit: $19,445

Cash invested: $62,972 (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 34482

• Rents YoY: 11.1%
• Active inventory: 670
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$277 /mo · $3,318/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-13

Break-even live

Break-even rent $1,962

Max offer price $222,614

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $51	+0% $-13	+5% $-77	+10% $-140
Rent	-10% $-167	-5% $-90	+0% $-13	+5% $64	+10% $141
Rate	-1.0pp $100	-0.5pp $44	base $-13	+0.5pp $-71	+1.0pp $-131

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
933 NW 57th Ct Unit 935 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	0.40mi
985 NW 57th Ct Unit 987 Ocala, FL	3.0	2.0	1162	$1,697	$1.46	23d	1	0.42mi
985 NW 57th Ct Unit 985 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	0.42mi
1017 NW 57th Ct Unit 1019 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	0.43mi
5811 NW 10th St Unit 5811 Ocala, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	0.49mi
311 NW 60th Ave Ocala, FL	3.0	2.0	1462	$1,900	$1.30	23d	1	0.61mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	23d	1	0.68mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	15d	1	0.84mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	23d	1	0.84mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	23d	1	1.00mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	23d	1	1.04mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	23d	1	1.05mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	23d	1	1.06mi
NW 40th Avenue Rd Ocala, FL	2.0	1.0	1050	$1,050	$1.00	15d	1	1.24mi
5001 SW 20th St Ocala, FL	1.0–3.0	1.0–2.5	1220	$1,537	$1.26	23d	1	1.38mi

Listing history 15 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   statusdays on market $224,900 Pending 169 DOM
3. 2026-06-10
   days on market $224,900 Active 168 DOM
4. 2026-06-09
   days on market $224,900 Active 167 DOM
5. 2026-06-08
   days on market $224,900 Active 166 DOM
6. 2026-06-07
   days on market $224,900 Active 165 DOM
7. 2026-06-03
   days on market $224,900 Active 161 DOM
8. 2026-06-02
   days on market $224,900 Active 160 DOM
9. 2026-05-31
   days on market $224,900 Active 158 DOM
10. 2026-05-30
    days on market $224,900 Active 157 DOM
11. 2026-04-18
    price $224,900 1150-char remark

    Show marketing remark (1150 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath home located in the sought-after Fellowship area of Ocala, just 8 minutes from the World Equestrian Center. Offering approximately 1,402 square feet of comfortable living space, this home sits on a generous lot and provides a layout that feels both open and functional. The main living area is filled with natural light and flows seamlessly into the dining space, creating an inviting setting for everyday living or entertaining. The kitchen is designed for practicality with ample workspace and storage. The primary bedroom features its own private bath, while two additional bedrooms are served by a full hallway bath—ideal for guests, family, or a home office setup. Additional features include central heating and air conditioning for year-round comfort, as well as a private well and septic system that offer added flexibility and independence. Conveniently located near shopping, dining, schools, Ocala’s premier equestrian attractions and Ocala International Airport, this home presents a great opportunity for buyers seeking space, location, and value in a welcoming neighborhood.

12. 2026-02-10
    price $230,000 1150-char remark

    Show marketing remark (1150 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath home located in the sought-after Fellowship area of Ocala, just 8 minutes from the World Equestrian Center. Offering approximately 1,402 square feet of comfortable living space, this home sits on a generous lot and provides a layout that feels both open and functional. The main living area is filled with natural light and flows seamlessly into the dining space, creating an inviting setting for everyday living or entertaining. The kitchen is designed for practicality with ample workspace and storage. The primary bedroom features its own private bath, while two additional bedrooms are served by a full hallway bath—ideal for guests, family, or a home office setup. Additional features include central heating and air conditioning for year-round comfort, as well as a private well and septic system that offer added flexibility and independence. Conveniently located near shopping, dining, schools, Ocala’s premier equestrian attractions and Ocala International Airport, this home presents a great opportunity for buyers seeking space, location, and value in a welcoming neighborhood.

13. 2025-12-24
    listed $237,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath home located in the sought-after Fellowship area of Ocala, just 8 minutes from the World Equestrian Center. Offering approximately 1,402 square feet of comfortable living space, this home sits on a generous lot and provides a layout that feels both open and functional. The main living area is filled with natural light and flows seamlessly into the dining space, creating an inviting setting for everyday living or entertaining. The kitchen is designed for practicality with ample workspace and storage. The primary bedroom features its own private bath, while two additional bedrooms are served by a full hallway bath—ideal for guests, family, or a home office setup. Additional features include central heating and air conditioning for year-round comfort, as well as a private well and septic system that offer added flexibility and independence. Conveniently located near shopping, dining, schools, Ocala’s premier equestrian attractions and Ocala International Airport, this home presents a great opportunity for buyers seeking space, location, and value in a welcoming neighborhood.

14. 2005-03-16
    soldstatus $2,600
15. 2005-03-16
    soldstatus $29,000

ⓘ 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: $3,318 · $277/mo
• Projected year-2 tax: $3,318 · $277/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $23,342
• − Mortgage interest: −$12,598
• − Property taxes: −$3,318
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$6,543
• Taxable loss: −$3,976
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $799/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

+8550.0% since first listed

5 events — show timeline

• 2026-04-18 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-24 Listed $237,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-16 Sold (Public Records) $29,000 Public Records
• 2005-03-16 Sold (Public Records) $2,600 Public Records

Property tax history

+19.6%/yr

Latest (2025): $3,318 · +0.5% YoY. Source: county tax records.