13420 SW 29th Cir · Marion Oaks, FL 34473

$294,900

4 bd · 2.0 ba · 1,787 sqft · Land · 112 Days on market

Built 2025 0.25 ac lot $165/sqft · 7% above area Est $275k · 7% over

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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 +10.7/30.0
• ARV discount +4.2/15.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. One or more photo(s) has been virtually staged. One or more photo(s) has been virtually staged. This beautifully designed 4-bedroom, 2-bath home offers 1,787 square feet of thoughtfully planned living space with premium finishes throughout. The spacious open-concept floor plan is enhanced by 9’4” ceilings and luxury tile plank flooring in every room. The kitchen features 36" real wood cabinetry, quartz countertops, and stainless steel appliances, creating a stylish and functional space ideal for everyday living and entertaining. Additional highlights include large walk-in closets, double-pane low-emissivity windows, LED lighting, and a high-performance 16 SEER HVAC system for year-round energy efficiency. The exterior is complemented by designer landscaping and a full irrigation system, adding to the home’s curb appeal. This home also includes structural warranty by Maverick, offering peace of mind for years to come. A perfect blend of comfort, quality, and modern design—this home is move-in ready and built to impress. This home also includes structural warranty by Maverick, offering peace of mind for years to come.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (30.9% below list).
• Recommended offer: $204k (30.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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.
• Market conditions: Rents soft (-0.7%/yr); 1355 active listings in the ZIP; 26 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 34% of the median local income ($72k/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 112 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

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 $203,803 (30.9% 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 112 days. Have you received any prior offers? Is the seller open to a 31% 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. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 12.1

CMA / ARV

• ARV (median comp): $274,845
• List price: $294,900
• Delta: 7.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.24×
• Total profit: $-62,929
• Equity at exit: $43,971

10-year hold

• IRR: -25.3%
• Equity multiple: -0.09×
• Total profit: $-90,089
• Equity at exit: $25,498

Cash invested: $82,572 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1355
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-142

Break-even live

Break-even rent $2,217

Max offer price $269,869

Occupancy floor —

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13341 SW 29th Cir Ocala, FL	3.0	2.0	1596	$1,725	$1.08	13d	1	0.14mi
13341 SW 29th Cir Unit NA Ocala, FL	3.0	2.0	1596	$1,685	$1.06	21d	1	0.14mi
13410 SW 31st Terrace Rd Ocala, FL	4.0	2.0	1787	$1,899	$1.06	21d	1	0.27mi
13416 SW 31st Terrace Rd Ocala, FL	4.0	2.0	1787	$2,199	$1.23	13d	1	0.29mi
3995 SW 134th St Ocala, FL	4.0	2.0	1751	$2,100	$1.20	21d	1	0.49mi
4052 SW 132nd Ln Ocala, FL	4.0	2.0	1751	$2,000	$1.14	21d	1	0.52mi
3892 SW 130th Loop Ocala, FL	4.0	2.0	1700	$2,200	$1.29	13d	1	0.56mi
12732 SW 33rd Ave Ocala, FL	4.0	2.0	1696	$2,200	$1.30	13d	1	0.64mi
13731 SW 40th Cir Ocala, FL	3.0	2.0	1463	$1,695	$1.16	13d	1	0.66mi
3971 SW 130th Loop Ocala, FL	4.0	2.0	1485	$2,000	$1.35	13d	1	0.67mi
13690 SW 43rd Cir Ocala, FL	4.0	3.0	1802	$2,200	$1.22	13d	1	0.72mi
4004 SW 138th Pl Ocala, FL	3.0	2.0	1348	$1,695	$1.26	21d	1	0.73mi
14007 SW 30th Terrace Rd Ocala, FL	3.0	2.0	1710	$1,675	$0.98	21d	1	0.75mi
13401 SW 43rd Avenue Rd Ocala, FL	3.0	2.0	1514	$1,900	$1.25	13d	1	0.77mi
13805 SW 43rd Cir Ocala, FL	4.0	2.0	1494	$1,800	$1.20	21d	1	0.88mi
4428 SW 132nd St Ocala, FL	3.0	2.0	1600	$1,700	$1.06	21d	1	0.88mi
2870 SW 143rd Place Rd Ocala, FL	3.0	2.0	2040	$1,850	$0.91	21d	1	0.98mi
14245 SW 28th Ct Ocala, FL	4.0	2.0	1774	$1,900	$1.07	13d	1	1.11mi
251 Marion Oaks Crse Ocala, FL	3.0	2.0	1373	$1,795	$1.31	21d	1	1.16mi
4691 SW 129th Pl Ocala, FL	4.0	2.0	1643	$1,850	$1.13	21d	1	1.18mi
14193 SW 44th Ct Ocala, FL	3.0	2.0	1449	$1,599	$1.10	13d	1	1.20mi
4309 SW 143rd Lane Rd Ocala, FL	3.0	2.0	1238	$1,799	$1.45	13d	1	1.24mi
3011 SW 140th Loop Ocala, FL	3.0	2.0	1335	$1,695	$1.27	21d	1	1.29mi
2730 SW 145th Place Rd Ocala, FL	3.0	2.0	1373	$1,725	$1.26	21d	1	1.40mi
14525 SW 42nd Terrace Rd Ocala, FL	3.0	2.0	1344	$1,850	$1.38	13d	1	1.42mi
2632 SW 145th Place Rd Ocala, FL	3.0	2.0	1488	$1,675	$1.13	13d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $294,900 Active 112 DOM
2. 2026-06-17
   days on market $294,900 Active 111 DOM
3. 2026-06-16
   days on market $294,900 Active 110 DOM
4. 2026-06-15
   days on market $294,900 Active 109 DOM
5. 2026-06-14
   days on market $294,900 Active 107 DOM
6. 2026-06-13
   days on market $294,900 Active 106 DOM
7. 2026-06-10
   days on market $294,900 Active 104 DOM
8. 2026-06-09
   days on market $294,900 Active 103 DOM
9. 2026-06-08
   days on market $294,900 Active 102 DOM
10. 2026-06-07
    days on market $294,900 Active 101 DOM
11. 2026-06-03
    days on market $294,900 Active 97 DOM
12. 2026-06-02
    days on market $294,900 Active 96 DOM
13. 2026-06-01
    days on market $294,900 Active 95 DOM
14. 2026-05-31
    days on market $294,900 Active 94 DOM
15. 2026-05-30
    days on market $294,900 Active 93 DOM
16. 2026-04-10
    price $294,900 1210-char remark

    Show marketing remark (1210 chars)

    One or more photo(s) has been virtually staged. One or more photo(s) has been virtually staged. One or more photo(s) has been virtually staged. This beautifully designed 4-bedroom, 2-bath home offers 1,787 square feet of thoughtfully planned living space with premium finishes throughout. The spacious open-concept floor plan is enhanced by 9’4” ceilings and luxury tile plank flooring in every room. The kitchen features 36" real wood cabinetry, quartz countertops, and stainless steel appliances, creating a stylish and functional space ideal for everyday living and entertaining. Additional highlights include large walk-in closets, double-pane low-emissivity windows, LED lighting, and a high-performance 16 SEER HVAC system for year-round energy efficiency. The exterior is complemented by designer landscaping and a full irrigation system, adding to the home’s curb appeal. This home also includes structural warranty by Maverick, offering peace of mind for years to come. A perfect blend of comfort, quality, and modern design—this home is move-in ready and built to impress. This home also includes structural warranty by Maverick, offering peace of mind for years to come.

17. 2026-04-10
    price $249,900 1210-char remark

    Show marketing remark (1210 chars)

    One or more photo(s) has been virtually staged. One or more photo(s) has been virtually staged. One or more photo(s) has been virtually staged. This beautifully designed 4-bedroom, 2-bath home offers 1,787 square feet of thoughtfully planned living space with premium finishes throughout. The spacious open-concept floor plan is enhanced by 9’4” ceilings and luxury tile plank flooring in every room. The kitchen features 36" real wood cabinetry, quartz countertops, and stainless steel appliances, creating a stylish and functional space ideal for everyday living and entertaining. Additional highlights include large walk-in closets, double-pane low-emissivity windows, LED lighting, and a high-performance 16 SEER HVAC system for year-round energy efficiency. The exterior is complemented by designer landscaping and a full irrigation system, adding to the home’s curb appeal. This home also includes structural warranty by Maverick, offering peace of mind for years to come. A perfect blend of comfort, quality, and modern design—this home is move-in ready and built to impress. This home also includes structural warranty by Maverick, offering peace of mind for years to come.

18. 2026-02-26
    listed $299,900 Active 1210-char remark

    Show marketing remark (1210 chars)

    One or more photo(s) has been virtually staged. One or more photo(s) has been virtually staged. One or more photo(s) has been virtually staged. This beautifully designed 4-bedroom, 2-bath home offers 1,787 square feet of thoughtfully planned living space with premium finishes throughout. The spacious open-concept floor plan is enhanced by 9’4” ceilings and luxury tile plank flooring in every room. The kitchen features 36" real wood cabinetry, quartz countertops, and stainless steel appliances, creating a stylish and functional space ideal for everyday living and entertaining. Additional highlights include large walk-in closets, double-pane low-emissivity windows, LED lighting, and a high-performance 16 SEER HVAC system for year-round energy efficiency. The exterior is complemented by designer landscaping and a full irrigation system, adding to the home’s curb appeal. This home also includes structural warranty by Maverick, offering peace of mind for years to come. A perfect blend of comfort, quality, and modern design—this home is move-in ready and built to impress. This home also includes structural warranty by Maverick, offering peace of mind for years to come.

19. 2024-12-10
    soldstatus $1,343,900
20. 2005-09-14
    soldstatus $35,500
21. 2005-07-22
    soldstatus $264,000

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$1,459/yr (+$122/mo · 147.6%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,456
• − Mortgage interest: −$16,519
• − Property taxes: −$988
• − Insurance: −$1,474
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$8,579
• Taxable loss: −$7,018
• Est. tax savings @ 24.0%: +$1,684
• After-tax cash flow: $-16/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 — Marion Oaks

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

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

+11.7% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-10 Sold (Public Records) $1,343,900 Public Records
• 2005-09-14 Sold (Public Records) $35,500 Public Records
• 2005-07-22 Sold (Public Records) $264,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $988 · +29.0% YoY. Source: county tax records.