8720 SW 108th Ln · Liberty Triangle, FL 34481

$149,900

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 12 Days on market

Built 1986 6,970 sqft lot Est $154k · at est. $155/mo HOA · 10% of rent

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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 +13.7/30.0
• ARV discount +8.6/15.0
• 1% rule +5.2/10.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Fannie Mae HomePath property. Purchase this home for as little as 3% down! Lovely gated community of Oak Run has a community pool and is close to all shopping, dining and hospitals. 2 bed 2 bath home has dining area in kitchen, master bath has walk-in shower, living room, ceramic tiled lanai with acrylic windows, perfect spot for entertaining.

Key facts

• Newer appliances
• Cozy porch
• Oak run community

Tags

• OAK RUN COMMUNITY
• NEWER APPLIANCES
• ELECTRICAL WORK
• COZY PORCH
• TOP-TIER MEDICAL FACILITIES

Property features AI

Finance

• Other: Lot about 0.16 acre (approx. 85 x 80), cleared and paved, on private maintained road; PUD zoning
• HOA & community: Oak Run Association with monthly HOA of $155; HOA includes cable TV, pool, and recreational facilities; Community amenities: Clubhouse, deed restrictions, dog park, fitness center, golf, pool, tennis courts; golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; Faces southwest; Fixer condition
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on or before public records (one-story)
• Exterior features: Covered, enclosed, and screened front porch

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Solid surface counters; Thermostat; Window treatments; Florida room
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $10 ($118/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 6.4% vs local median 4.5% in Liberty Triangle — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 1161 active listings in the ZIP; 9 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 32% of the median local income ($57k/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 $4k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $37k; list at $150k implies a 305% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $153,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10940 SW 87th Ct	0.13mi	2/2.0	960 (0%)	2mo	$178,000	$185	92
11401 SW 85th Ct	0.36mi	2/2.0	1,000 (+4%)	4mo	$187,000	$187	73
11520 SW 85th Ct	0.48mi	2/2.0	988 (+3%)	3mo	$170,000	$172	70
8344 SW 107th Pl	0.54mi	2/2.0	960 (0%)	8mo	$143,200	$149	68
8329 SW 105th Pl	0.71mi	2/2.0	960 (0%)	2mo	$185,000	$193	66
8108 SW 108th Place Rd	0.61mi	2/2.0	992 (+3%)	4mo	$160,000	$161	63
8431 SW 109th Lane Rd	0.40mi	1/1.0 (-1)	912 (-5%)	4mo	$103,000	$113	60
8473 SW 106th St	0.59mi	2/2.0	936 (-2%)	10mo	$133,000	$142	60
10917 SW 82nd Ter	0.50mi	2/2.0	1,032 (+8%)	11mo	$115,000	$111	55
8343 SW 105th Pl	0.70mi	2/2.0	936 (-2%)	11mo	$150,000	$160	54
8463 SW 108th Pl	0.28mi	2/2.0	1,100 (+15%)	11mo	$165,000	$150	53
8157 SW 108th Loop	0.67mi	2/2.0	1,101 (+15%)	2mo	$175,000	$159	43

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-23,541
• Equity at exit: $22,351

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-19,198
• Equity at exit: $12,961

Cash invested: $41,972 (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 34481

• Home prices YoY: -25.2%
• Active inventory: 1161
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$786
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$62
• HOA: −$155
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $10

Break-even live

Break-even rent $1,514

Max offer price $149,900

Occupancy floor 94%

Sensitivity live

Price	-10% $95	-5% $52	+0% $10	+5% $-33	+10% $-75
Rent	-10% $-111	-5% $-50	+0% $10	+5% $70	+10% $130
Rate	-1.0pp $85	-0.5pp $48	base $10	+0.5pp $-29	+1.0pp $-69

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8942 SW 109th Ln Ocala, FL	2.0	2.0	960	$1,450	$1.51	23d	1	0.24mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	23d	1	0.27mi
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	23d	1	0.58mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	23d	1	0.65mi
11112 SW 78th Ave Ocala, FL	2.0	1.0	672	$1,150	$1.71	23d	1	0.90mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	23d	1	0.99mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	23d	1	1.31mi
10405 SW 99th Ave Ocala, FL	2.0	2.0	1040	$1,450	$1.39	23d	1	1.37mi
10081 SW 97th Ct Ocala, FL	2.0	1.0	992	$1,200	$1.21	15d	1	1.47mi

HOA detail

• Monthly dues: $155 · $1,860/yr
• Likely covers: poolsecurity

Listing history 22 events

1. 2026-06-09
   remarks 693-char remark
2. 2026-06-09
   status $149,900 Pending 12 DOM
3. 2026-06-08
   days on market $149,900 Active 12 DOM
4. 2026-06-07
   days on market $149,900 Active 11 DOM
5. 2026-06-03
   days on market $149,900 Active 7 DOM
6. 2026-06-02
   days on market $149,900 Active 6 DOM
7. 2026-06-01
   days on market $149,900 Active 5 DOM
8. 2026-05-31
   days on market $149,900 Active 4 DOM
9. 2026-05-30
   days on market $149,900 Active 3 DOM
10. 2026-05-27
    listed $149,900 Active
11. 2026-02-24
    historical
12. 2025-12-08
    price $169,900
13. 2025-05-14
    price $174,000
14. 2025-05-03
    listed $179,000 Active
15. 2013-06-26
    soldstatus $37,000 355-char remark

    Show marketing remark (355 chars)

    This is a Fannie Mae HomePath property. Purchase this home for as little as 3% down! Lovely gated community of Oak Run has a community pool and is close to all shopping, dining and hospitals. 2 bed 2 bath home has dining area in kitchen, master bath has walk-in shower, living room, ceramic tiled lanai with acrylic windows, perfect spot for entertaining.

16. 2013-03-15
    listed $40,900 355-char remark

    Show marketing remark (355 chars)

    This is a Fannie Mae HomePath property. Purchase this home for as little as 3% down! Lovely gated community of Oak Run has a community pool and is close to all shopping, dining and hospitals. 2 bed 2 bath home has dining area in kitchen, master bath has walk-in shower, living room, ceramic tiled lanai with acrylic windows, perfect spot for entertaining.

17. 2006-06-28
    soldstatus $138,900
18. 2005-11-21
    soldstatus $98,500
19. 2005-11-15
    soldstatus $98,500
20. 2005-09-29
    listed $98,500
21. 1988-08-01
    soldstatus $55,000
22. 1986-12-01
    soldstatus $46,330

ⓘ 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: $2,309 · $192/mo
• Projected year-2 tax: $2,309 · $192/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 · 23 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: $18,317
• − Mortgage interest: −$8,397
• − Property taxes: −$2,309
• − Insurance: −$750
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − HOA: −$1,860
• − Depreciation: −$4,361
• Taxable loss: −$2,290
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $668/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 — Liberty Triangle

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Liberty Triangle, FL
• County: Marion County · 315,796 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 26,782
• Household income: $57,324
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 313.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Black 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -67.48%
• Current HPI: 199.986
• 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

+223.5% since first listed

13 events — show timeline

• 2026-05-27 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $174,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-03 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-26 Sold (MLS) $37,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-15 Listed $40,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-28 Sold (Public Records) $138,900 Public Records
• 2005-11-21 Sold (Public Records) $98,500 Public Records
• 2005-11-15 Sold (MLS) $98,500 Stellar MLS as Distributed by MLS Grid
• 2005-09-29 Listed $98,500 Stellar MLS as Distributed by MLS Grid
• 1988-08-01 Sold (Public Records) $55,000 Public Records
• 1986-12-01 Sold (Public Records) $46,330 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,309 · +9.6% YoY. Source: county tax records.