8132 Fairways Cir Unit R103 · Silver Springs Shores, FL 34472

$99,900

2 bd · 2.0 ba · 885 sqft · Condo public records · 18 Days on market

Built 1989 $300/mo HOA · 22% of rent

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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 +21.3/30.0
• 1% rule +8.7/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

Key facts

• Added privacy
• Open concept
• Split floor plan

Tags

• OPEN CONCEPT
• SPLIT FLOOR PLAN
• WELL-APPOINTED KITCHEN
• NEWER APPLIANCES
• GROUND-FLOOR CORNER UNIT
• ADDED PRIVACY

Property features AI

Finance

• Other: Unfurnished; Floor number: 1
• HOA & community: HOA fee $300 monthly (total annual $3,600); Pool included in HOA; HOA covers pool and trash; Community mailbox; Deed restrictions; Sidewalks and street lights; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Cable available; Phone available; Underground utilities
• Home design: Residential condo (Condo - Hotel subtype); One story; Faces southeast
• Construction: Block construction; Shingle roof; Block and slab foundation; Built on one level
• Exterior features: Front porch (screened); Sidewalks; Level, cleared lot; Paved asphalt road

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms (one-level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Split bedroom floorplan; Thermostat; Window treatments
• Laundry & utility: Washer and dryer included; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

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: Greenway Elementary School (math 33% / reading 35%, grade F, #1,744 of 2,144 statewide, top 82%, 736 students, 67% 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; 674 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (5.9% local appreciation)).
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.9% appreciation + 0.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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 $72k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $98,401 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 6.1

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: 18.7%
• Equity multiple: 2.22×
• Total profit: $34,110
• Equity at exit: $62,376

10-year hold

• IRR: 16.9%
• Equity multiple: 4.10×
• Total profit: $86,646
• Equity at exit: $112,750

Cash invested: $27,972 (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: 674
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$524
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$42
• HOA: −$300
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $146

Break-even live

Break-even rent $1,186

Max offer price $99,900

Occupancy floor 84%

Sensitivity live

Price	-10% $202	-5% $174	+0% $146	+5% $118	+10% $89
Rent	-10% $38	-5% $92	+0% $146	+5% $200	+10% $254
Rate	-1.0pp $196	-0.5pp $171	base $146	+0.5pp $120	+1.0pp $94

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
567 Midway Trak Unit H201 Ocala, FL	3.0	2.0	1029	$1,350	$1.31	14d	1	0.17mi
454 Fairways Cir Unit B204 Ocala, FL	2.0	2.0	837	$1,289	$1.54	22d	1	0.19mi
454 Fairways Cir Unit B203 Ocala, FL	2.0	2.0	850	$1,375	$1.62	22d	1	0.19mi
454 Fairways Cir Ocala, FL	2.0	2.0	837	$1,200	$1.43	22d	1	0.20mi
576 Fairways Ln Unit M104 Ocala, FL	2.0	2.0	837	$1,250	$1.49	22d	1	0.21mi
510 Fairways Cir Unit A Ocala, FL	2.0	2.0	1000	$1,299	$1.30	22d	1	0.28mi
548 Fairways Cir Unit C102 Ocala, FL	2.0	2.0	850	$1,400	$1.65	22d	1	0.28mi
520 Fairways Cir Unit A Ocala, FL	2.0	1.5	1027	$1,100	$1.07	22d	1	0.31mi
532 Bahia Cir Unit A Ocala, FL	2.0	1.5	1027	$1,300	$1.27	22d	1	0.35mi
549 Fairways Dr Unit A Ocala, FL	2.0	2.0	1072	$1,200	$1.12	22d	1	0.41mi
561 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,250	$1.21	22d	1	0.43mi
608 Midway Dr Unit A Ocala, FL	2.0	1.5	1054	$1,500	$1.42	14d	1	0.43mi
593 Fairways Cir Unit A Ocala, FL	2.0	1.5	1031	$1,200	$1.16	22d	1	0.52mi
544 Silver Crse Ocala, FL	2.0	1.0	904	$1,395	$1.54	14d	1	0.53mi
633 Silver Pass Unit B Ocala, FL	2.0	2.0	1072	$1,500	$1.40	22d	1	0.54mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	14d	1	0.55mi
681 Midway Dr Unit A Ocala, FL	2.0	2.0	1000	$1,250	$1.25	22d	1	0.55mi
7817 Midway Drive Ter Unit A103 Ocala, FL	1.0	1.0	729	$1,300	$1.78	22d	1	0.79mi
162 Bahia Terrace Dr Ocala, FL	2.0	2.0	984	$1,375	$1.40	22d	1	0.88mi
54 Pine Trak Unit 104F Ocala, FL	2.0	2.0	832	$1,300	$1.56	22d	1	1.07mi
58 Pine Trak Unit 104D Ocala, FL	2.0	2.0	832	$1,050	$1.26	22d	1	1.10mi
62 Pine Trak Ocala, FL	2.0	2.0	832	$1,250	$1.50	22d	1	1.14mi
7455 Midway Ter Unit K Ocala, FL	2.0	1.0	904	$1,249	$1.38	22d	1	1.28mi
5 Cedar Ln Ocala, FL	3.0	2.0	1064	$1,750	$1.64	22d	1	1.39mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-16
   remarks 687-char remark
2. 2026-06-16
   statusdays on market $99,900 Pending 18 DOM
3. 2026-06-15
   days on market $99,900 Active 17 DOM
4. 2026-06-14
   days on market $99,900 Active 15 DOM
5. 2026-06-13
   days on market $99,900 Active 14 DOM
6. 2026-06-10
   days on market $99,900 Active 12 DOM
7. 2026-06-09
   days on market $99,900 Active 11 DOM
8. 2026-06-08
   days on market $99,900 Active 10 DOM
9. 2026-06-07
   days on market $99,900 Active 9 DOM
10. 2026-06-03
    days on market $99,900 Active 5 DOM
11. 2026-06-02
    days on market $99,900 Active 4 DOM
12. 2026-06-01
    days on market $99,900 Active 3 DOM
13. 2026-05-31
    days on market $99,900 Active 2 DOM
14. 2026-04-17
    listed $99,900 Active
15. 2026-04-10
    historical
16. 2026-03-27
    status Active
17. 2026-03-25
    status Pending
18. 2025-10-03
    price $109,999
19. 2025-09-19
    price $121,999
20. 2025-07-18
    price $124,999
21. 2025-07-11
    price $127,499
22. 2025-04-09
    listed $131,900 Active
23. 2021-08-27
    soldstatus $72,000 Closed 382-char remark

    Show marketing remark (382 chars)

    WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

24. 2021-08-02
    status Pending 382-char remark

    Show marketing remark (382 chars)

    WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

25. 2021-08-02
    status Active 382-char remark

    Show marketing remark (382 chars)

    WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

26. 2021-07-26
    status Active 382-char remark

    Show marketing remark (382 chars)

    WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

27. 2021-07-12
    status Pending 382-char remark

    Show marketing remark (382 chars)

    WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

28. 2021-07-07
    status Active 382-char remark

    Show marketing remark (382 chars)

    WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

29. 2021-07-01
    status Pending 382-char remark

    Show marketing remark (382 chars)

    WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

30. 2021-06-29
    status Active 382-char remark

    Show marketing remark (382 chars)

    WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

31. 2021-03-09
    listed $79,900 Active 382-char remark

    Show marketing remark (382 chars)

    WELCOME HOME to this cute 2 bedroom 2 bathroom ground floor condo in the desirable Country Club Village subdivision in SE Ocala! This is an ALL AGES community with amenities. Tile flooring throughout the spacious, main living area. Private screened porch perfect for enjoying some fresh air. This is a great purchase as both a main residence or a rental income property. A must-see!

32. 2020-06-24
    soldstatus $55,000
33. 2019-02-11
    soldstatus $48,900
34. 2019-02-06
    soldstatus $48,900
35. 2018-11-26
    listed $49,900
36. 2006-04-04
    soldstatus $92,500
37. 2005-05-12
    soldstatus $58,000
38. 1992-04-01
    soldstatus $25,000
39. 1989-10-01
    soldstatus $63,300

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $862 · $72/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 ≥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: $16,453
• − Mortgage interest: −$5,596
• − Property taxes: −$862
• − Insurance: −$500
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − HOA: −$3,600
• − Depreciation: −$2,906
• Taxable income: $358
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $1,665/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

+57.8% since first listed

26 events — show timeline

• 2026-04-17 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $109,999 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Price Changed $121,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $124,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $127,499 Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Listed $131,900 Stellar MLS as Distributed by MLS Grid
• 2021-08-27 Sold (MLS) $72,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-03-09 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2020-06-24 Sold (Public Records) $55,000 Public Records
• 2019-02-11 Sold (Public Records) $48,900 Public Records
• 2019-02-06 Sold (MLS) $48,900 Stellar MLS as Distributed by MLS Grid
• 2018-11-26 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-04 Sold (Public Records) $92,500 Public Records
• 2005-05-12 Sold (Public Records) $58,000 Public Records
• 1992-04-01 Sold (Public Records) $25,000 Public Records
• 1989-10-01 Sold (Public Records) $63,300 Public Records

Property tax history

+0.9%/yr

Latest (2025): $862 · +59.9% YoY. Source: county tax records.