7804 SW 46th Ct · Ocala, FL 34474

$282,965

5 bd · 2.0 ba · 1,739 sqft · SingleFamily · 44 Days on market

Built 2026 Good condition 4,400 sqft lot $51/mo HOA · 2% of rent

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Aflord floorplan is a thoughtfully designed single-story home featuring 5 bedrooms, 2 full bathrooms, and over 1,700 square feet of open-concept living space. This plan features a bright and airy layout that blends functionality with modern style. At the heart of the home, the kitchen impresses with sleek quartz countertops, a center island, and stainless-steel appliances, creating a stylish and functional space for cooking and entertaining. The adjoining dining and living areas open up to the outdoor patio. The Owner's Suite features a private ensuite bathroom, with a double vanity sink and large walk-in closet. The 4 additional bedrooms share the spacious second bathroom, also with a double vanity sink and quartz countertops. The dedicated laundry room is conveniently situated near the bedrooms and kitchen. The Alford is complete with a state-of-the-art smart home system that keeps you connected to your home at all times. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• Outdoor patio
• Center island
• 4,400 sq ft lot

Tags

• OPEN-CONCEPT LIVING SPACE
• SLEEK QUARTZ COUNTERTOPS
• CENTER ISLAND
• STAINLESS-STEEL APPLIANCES
• OUTDOOR PATIO
• PRIVATE ENSUITE BATHROOM

Property features AI

Finance

• Other: Builder license CRC057592; Permit number BLD26-0470
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $51 (Association: Access Management) — association approval required; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; One story; Faces northeast; Under construction (projected completion Sept 12, 2026)
• Construction: Block construction; Shingle roof; Slab foundation; New construction by D.R. Horton (model: Alford)
• Exterior features: Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Home comes with dishwasher, microwave and range; Laundry room
• Laundry & utility: Dedicated laundry room

🏗️ New construction. The $282,965 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,230.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $283k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (16.6% below list).
• Recommended offer: $236k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.1% in Ocala — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 flat; 299 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 43% of the median local income ($65k/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 $9k 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 44 days — a 3% lower offer ($274k) 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,946 (16.6% 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 44 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (median comp): $308,230
• List price: $282,965
• Delta: -8.20%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8179 SW 45th Ct	0.37mi	4/2.5 (-1)	1,874 (+8%)	1mo	$260,160	$139	62

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 · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.11×
• Total profit: $-76,723
• Equity at exit: $45,958

10-year hold

• IRR: -39.8%
• Equity multiple: -0.37×
• Total profit: $-118,290
• Equity at exit: $26,650

Cash invested: $86,304 (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 34474

• Home prices YoY: -28.4%
• Rents YoY: 0.1%
• Active inventory: 299
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$1,616
• Tax est. 1.5%: −$385 /mo · $4,623/yr
• Insurance: −$128
• HOA: −$51
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-317

Break-even live

Break-even rent $2,761

Max offer price $262,341

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-211	+0% $-317	+5% $-424	+10% $-530
Rent	-10% $-504	-5% $-410	+0% $-317	+5% $-224	+10% $-131
Rate	-1.0pp $-162	-0.5pp $-239	base $-317	+0.5pp $-397	+1.0pp $-478

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: $77,057
• Closing costs: $9,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4703 SW 85th Pl Ocala, FL	4.0	2.0	1828	$2,500	$1.37	16d	1	0.70mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	16d	1	0.80mi
8602 SW 43rd Ter Ocala, FL	4.0	2.5	2176	$2,195	$1.01	15d	1	0.80mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	23d	1	0.89mi
8704 SW 44th Ct Ocala, FL	4.0	2.5	2176	$2,195	$1.01	16d	1	0.90mi
4697 SW 89th St Ocala, FL	4.0	2.0	1848	$2,150	$1.16	16d	1	1.07mi
8792 SW 49th Cir Ocala, FL	4.0	2.0	1498	$1,850	$1.23	23d	1	1.12mi
8940 SW 50th Ter Ocala, FL	4.0	2.0	1827	$2,195	$1.20	23d	1	1.17mi
9109 SW 45th Ter Ocala, FL	4.0	2.0	1828	$2,150	$1.18	16d	1	1.28mi

HOA detail

• Monthly dues: $51 · $612/yr

Listing history 18 events

1. 2026-06-21
   days on market $282,965 Active 44 DOM
2. 2026-06-18
   days on market $282,965 Active 41 DOM
3. 2026-06-17
   days on market $282,965 Active 40 DOM
4. 2026-06-16
   days on market $282,965 Active 39 DOM
5. 2026-06-15
   days on market $282,965 Active 38 DOM
6. 2026-06-14
   days on market $282,965 Active 36 DOM
7. 2026-06-13
   days on market $282,965 Active 35 DOM
8. 2026-06-10
   days on market $282,965 Active 33 DOM
9. 2026-06-09
   days on market $282,965 Active 32 DOM
10. 2026-06-08
    days on market $282,965 Active 31 DOM
11. 2026-06-07
    days on market $282,965 Active 30 DOM
12. 2026-06-03
    days on market $282,965 Active 26 DOM
13. 2026-06-02
    days on market $282,965 Active 25 DOM
14. 2026-06-01
    days on market $282,965 Active 24 DOM
15. 2026-05-31
    days on market $282,965 Active 23 DOM
16. 2026-05-30
    days on market $282,965 Active 22 DOM
17. 2026-05-09
    listed $281,965 Active 1259-char remark

    Show marketing remark (1259 chars)

    The Aflord floorplan is a thoughtfully designed single-story home featuring 5 bedrooms, 2 full bathrooms, and over 1,700 square feet of open-concept living space. This plan features a bright and airy layout that blends functionality with modern style. At the heart of the home, the kitchen impresses with sleek quartz countertops, a center island, and stainless-steel appliances, creating a stylish and functional space for cooking and entertaining. The adjoining dining and living areas open up to the outdoor patio. The Owner's Suite features a private ensuite bathroom, with a double vanity sink and large walk-in closet. The 4 additional bedrooms share the spacious second bathroom, also with a double vanity sink and quartz countertops. The dedicated laundry room is conveniently situated near the bedrooms and kitchen. The Alford is complete with a state-of-the-art smart home system that keeps you connected to your home at all times. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

18. 2026-05-08
    listed $281,965 Active 1279-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $28,314
• − Mortgage interest: −$17,266
• − Property taxes: −$4,623
• − Insurance: −$1,541
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$612
• − Depreciation: −$8,967
• Taxable loss: −$9,225
• Est. tax savings @ 24.0%: +$2,214
• After-tax cash flow: $-1,591/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

Good 80/100 None rehab

This single-story home is under construction and is in excellent condition. It features a thoughtfully designed floorplan with modern amenities and ample living space. The home is move-in ready and has the potential to be a great investment.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal
• Resale Landscaping improvements — Enhances curb appeal and adds value
• Both Add a smart home system — Improves functionality and adds value
• Both Install smart locks — Enhances security and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Fresh paint can enhance curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a smart home system — Improves functionality and adds value ↑
• Both Install smart locks — Enhances security and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 20,258
• Household income: $65,291
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 1062.0

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 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 25% Black 13% Two or more races 8% Asian 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 21% · Canada, Jamaica, Vietnam
• Languages at home: 71% English-only · Spanish 22% Other Indo-European 4% Vietnamese 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: ▼ -78.16%
• Current HPI: 196.5607
• Rent YoY: ▲ 0.12%
• 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

+0.4% since first listed

4 events — show timeline

• 2026-05-26 Price Changed $282,965 Stellar MLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $282,965 Zillow
• 2026-05-09 Listed $281,965 Zillow
• 2026-05-08 Listed $281,965 Stellar MLS as Distributed by MLS Grid