4997 SE 145th Pl · Belleview, FL 34491

$199,900

3 bd · 3.0 ba · 1,811 sqft · SingleFamily public records · 17 Days on market

Built 1981 0.35 ac lot

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Why this score? — see what drove the C- 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• 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

WOW! This spacious home on . 36 of an acre is conveniently located near the Villages. Home has been remodeled, yet still able to add touches on this home. Home features a metal roof. Fireplace w/ blower in the step down living room w/ painted concrete floor. Kitchen w/ island and pantry has vinyl flooring and comes with all appliances. Dining room with built in shelves can accommodate a very large table for entertaining. Both guest bedrooms have large closets with built in shelves. Oversized master bedroom has large walk in closet. Walk in shower in master bath. 3 sheds, W/ D in 1st shed. Chainlink fenced for dogs.

Key facts

• Detached carport
• Newer roof
• Storage shed

Tags

• NEWER ROOF
• UPDATED BATHROOMS
• DETACHED CARPORT
• STORAGE SHED
• WHOLE-HOME FILTRATION SYSTEM
• MATURE TREES

Property features AI

Finance

• Other: Homestead exempt; Zoning: R4
• Financial info: No lease restrictions
• HOA & community: No homeowners association; No association approval required

Exterior

• Parking: Carport with 2 spaces
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable connected; Electricity connected; Phone available; Other utilities
• Home design: Single family residence; One story; Faces south; Completed condition
• Construction: Vinyl siding; Metal roof; Slab foundation; Built on 0.35-acre lot
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Window treatments with blinds; Electric fireplace; Bonus room
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: schools D, crime F, 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.
• Market conditions: 705 active listings in the ZIP; 3 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 37% 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 $6k 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 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $87k; list at $200k implies a 130% 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; 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 $196,901 (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: 1.02% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $581,331
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5485 SE 145th St	0.46mi	3/2.0	1,792 (-1%)	5mo	$575,000	$321	69
4645 SE 142nd Ln	0.41mi	4/2.0 (+1)	1,667 (-8%)	20mo	$319,000	$191	42

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-10,177
• Equity at exit: $29,806

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $19,614
• Equity at exit: $17,284

Cash invested: $55,972 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 705
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $350

Break-even live

Break-even rent $1,589

Max offer price $199,900

Occupancy floor 78%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13705 SE 54th Ct Summerfield, FL	3.0	2.0	1416	$1,895	$1.34	21d	1	0.93mi
13609 SE 53rd Ave Summerfield, FL	3.0	2.0	1270	$1,940	$1.53	21d	1	0.97mi
3820 SE 136th Pl Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	21d	1	1.39mi

Listing history 14 events

1. 2026-06-18
   days on market $199,900 Active 17 DOM
2. 2026-06-17
   days on market $199,900 Active 16 DOM
3. 2026-06-16
   days on market $199,900 Active 15 DOM
4. 2026-06-15
   days on market $199,900 Active 14 DOM
5. 2026-06-14
   days on market $199,900 Active 12 DOM
6. 2026-06-13
   days on market $199,900 Active 11 DOM
7. 2026-06-10
   days on market $199,900 Active 9 DOM
8. 2026-06-09
   days on market $199,900 Active 8 DOM
9. 2026-06-08
   days on market $199,900 Active 7 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on market $199,900 Active 6 DOM
12. 2026-06-03
    days on market $199,900 Active 2 DOM
13. 2026-06-02
    remarks 525-char remark
14. 2026-06-02
    listed $199,900 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: $1,489 · $124/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$171/yr (+$14/mo · 11.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $24,382
• − Mortgage interest: −$11,198
• − Property taxes: −$1,489
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$5,815
• Taxable income: $980
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $3,959/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

+368.6% since first listed

8 events — show timeline

• 2026-06-01 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2019-10-08 Sold (Public Records) $87,000 Public Records
• 2019-10-04 Sold (MLS) $87,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-08 Listed $83,900 Stellar MLS as Distributed by MLS Grid
• 2018-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-09-01 Listed $84,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-14 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-25 Listed $42,655 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $1,489 · +18.9% YoY. Source: county tax records.