11223 SW 64th Ct · Liberty Triangle, FL 34476

$179,900

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 29 Days on market

Built 1989 0.35 ac lot $109/sqft · 35% below area Est $278k · 35% under $121/mo HOA · 6% of rent

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Why this score? — see what drove the B- 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.8/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! LOCATION!!! BRAND NEW ROOF! (being installed) Newer AC unit! Newer water heater with ProFlo thermal expansion tank! This well maintained 3-bedrooms, 2-bathrooms and spacious 2-car garage on a very quiet dead-end cul-de-sac street is a must see! Home features: 1652 sq ft of heated living area, inside laundry room, split bedroom plan for extra privacy, spacious master suite with a walk-in closets, Front porch area, garage side door entry, garage side window for natural light, insulated garage door, rear open patio area great for BBQ grilling shaded by a beautiful tree, fully enclosed Florida sunroom, home sits on an large oversized 1/3-acre lot with a private back yard and so much more! This desirable, peaceful, and most affordable Spruce Creek 55+community offers an active lifestyle filled with lots of amenities. The low HOA fee includes a beautiful clubhouse, trash pickup, common area maintenance, swimming pool, shuffleboard, fitness center, walking trails, bocce ball, billiards, fitness center, card/game spaces, gazebo with scenic pond and a community library. Conveniently located near shopping, dining, medical facilities, World Equestrian Center (Named one of TIME’s 2024 World’s Greatest Places), medical facilities, banking, restaurants, entertainment, and so much more! COME ENJOY FLORIDA’S LIFESTYLE AT ITS BEST!!!

Key facts

• 0.35 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 B — 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 (-2.6%/yr); 856 active listings in the ZIP; 7 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).
• This rent runs 39% of the median local income ($66k/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 $5k 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 29 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $180k implies a 134% 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 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $277,911
• List price: $179,900
• Delta: -35.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6679 SW 112th St	0.25mi	2/2.0 (-1)	1,596 (-3%)	6mo	$264,900	$166	72
10987 SW 69th Cir	0.32mi	2/2.0 (-1)	1,578 (-4%)	1mo	$257,000	$163	72
11635 SW 65th Avenue Rd	0.43mi	4/2.0 (+1)	1,722 (+4%)	1mo	$367,000	$213	67
6871 SW 111th Loop	0.47mi	3/2.0	1,656 (+0%)	16mo	$315,000	$190	64
5900 SW 111th Place Rd	0.52mi	3/2.0	1,526 (-8%)	2mo	$235,000	$154	62
6899 SW 111th Loop	0.50mi	2/2.0 (-1)	1,568 (-5%)	4mo	$280,000	$179	60
6002 SW 107th St	0.66mi	3/2.0	1,478 (-10%)	2mo	$280,000	$189	50
6870 SW 112th St	0.44mi	2/2.0 (-1)	1,425 (-14%)	5mo	$210,500	$148	47
11577 SW 72nd Cir	0.73mi	2/2.0 (-1)	1,662 (+1%)	16mo	$255,000	$153	47
14285 SW 60th Ter	0.57mi	3/2.0	1,445 (-12%)	13mo	$287,500	$199	42
5952 SW 116th St	0.55mi	4/2.0 (+1)	1,873 (+13%)	8mo	$399,000	$213	41
11539 SW 71st Cir	0.74mi	2/2.0 (-1)	1,431 (-13%)	15mo	$227,500	$159	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.88×
• Total profit: $-6,248
• Equity at exit: $26,824

10-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $8,078
• Equity at exit: $15,554

Cash invested: $50,372 (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 34476

• Rents YoY: -2.6%
• Active inventory: 856
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$943
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$75
• HOA: −$121
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $457

Break-even live

Break-even rent $1,543

Max offer price $179,900

Occupancy floor 73%

Sensitivity live

Price	-10% $559	-5% $508	+0% $457	+5% $406	+10% $355
Rent	-10% $289	-5% $373	+0% $457	+5% $541	+10% $625
Rate	-1.0pp $548	-0.5pp $503	base $457	+0.5pp $410	+1.0pp $363

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11302 SW 62nd Cir Ocala, FL	3.0	2.0	1526	$2,095	$1.37	22d	1	0.15mi
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	22d	1	0.17mi
6367 SW 117th Street Rd Ocala, FL	3.0	2.0	1602	$2,650	$1.65	22d	1	0.31mi
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	22d	1	0.73mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	22d	1	1.31mi
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	14d	1	1.46mi
10417 SW 52nd Ct Ocala, FL	3.0	2.0	1577	$1,995	$1.27	14d	1	1.46mi

HOA detail

• Monthly dues: $121 · $1,452/yr
• Likely covers: watertrashpoolgym

Listing history 6 events

1. 2026-05-16
   status Pending 1361-char remark

   Show marketing remark (1361 chars)

   WOW! LOCATION!!! BRAND NEW ROOF! (being installed) Newer AC unit! Newer water heater with ProFlo thermal expansion tank! This well maintained 3-bedrooms, 2-bathrooms and spacious 2-car garage on a very quiet dead-end cul-de-sac street is a must see! Home features: 1652 sq ft of heated living area, inside laundry room, split bedroom plan for extra privacy, spacious master suite with a walk-in closets, Front porch area, garage side door entry, garage side window for natural light, insulated garage door, rear open patio area great for BBQ grilling shaded by a beautiful tree, fully enclosed Florida sunroom, home sits on an large oversized 1/3-acre lot with a private back yard and so much more! This desirable, peaceful, and most affordable Spruce Creek 55+community offers an active lifestyle filled with lots of amenities. The low HOA fee includes a beautiful clubhouse, trash pickup, common area maintenance, swimming pool, shuffleboard, fitness center, walking trails, bocce ball, billiards, fitness center, card/game spaces, gazebo with scenic pond and a community library. Conveniently located near shopping, dining, medical facilities, World Equestrian Center (Named one of TIME’s 2024 World’s Greatest Places), medical facilities, banking, restaurants, entertainment, and so much more! COME ENJOY FLORIDA’S LIFESTYLE AT ITS BEST!!!

2. 2026-05-11
   price $179,900 1361-char remark

   Show marketing remark (1361 chars)

   WOW! LOCATION!!! BRAND NEW ROOF! (being installed) Newer AC unit! Newer water heater with ProFlo thermal expansion tank! This well maintained 3-bedrooms, 2-bathrooms and spacious 2-car garage on a very quiet dead-end cul-de-sac street is a must see! Home features: 1652 sq ft of heated living area, inside laundry room, split bedroom plan for extra privacy, spacious master suite with a walk-in closets, Front porch area, garage side door entry, garage side window for natural light, insulated garage door, rear open patio area great for BBQ grilling shaded by a beautiful tree, fully enclosed Florida sunroom, home sits on an large oversized 1/3-acre lot with a private back yard and so much more! This desirable, peaceful, and most affordable Spruce Creek 55+community offers an active lifestyle filled with lots of amenities. The low HOA fee includes a beautiful clubhouse, trash pickup, common area maintenance, swimming pool, shuffleboard, fitness center, walking trails, bocce ball, billiards, fitness center, card/game spaces, gazebo with scenic pond and a community library. Conveniently located near shopping, dining, medical facilities, World Equestrian Center (Named one of TIME’s 2024 World’s Greatest Places), medical facilities, banking, restaurants, entertainment, and so much more! COME ENJOY FLORIDA’S LIFESTYLE AT ITS BEST!!!

3. 2026-05-01
   price $199,900 1361-char remark

   Show marketing remark (1361 chars)

   WOW! LOCATION!!! BRAND NEW ROOF! (being installed) Newer AC unit! Newer water heater with ProFlo thermal expansion tank! This well maintained 3-bedrooms, 2-bathrooms and spacious 2-car garage on a very quiet dead-end cul-de-sac street is a must see! Home features: 1652 sq ft of heated living area, inside laundry room, split bedroom plan for extra privacy, spacious master suite with a walk-in closets, Front porch area, garage side door entry, garage side window for natural light, insulated garage door, rear open patio area great for BBQ grilling shaded by a beautiful tree, fully enclosed Florida sunroom, home sits on an large oversized 1/3-acre lot with a private back yard and so much more! This desirable, peaceful, and most affordable Spruce Creek 55+community offers an active lifestyle filled with lots of amenities. The low HOA fee includes a beautiful clubhouse, trash pickup, common area maintenance, swimming pool, shuffleboard, fitness center, walking trails, bocce ball, billiards, fitness center, card/game spaces, gazebo with scenic pond and a community library. Conveniently located near shopping, dining, medical facilities, World Equestrian Center (Named one of TIME’s 2024 World’s Greatest Places), medical facilities, banking, restaurants, entertainment, and so much more! COME ENJOY FLORIDA’S LIFESTYLE AT ITS BEST!!!

4. 2026-04-17
   listed $214,900 Active 1361-char remark

   Show marketing remark (1361 chars)

   WOW! LOCATION!!! BRAND NEW ROOF! (being installed) Newer AC unit! Newer water heater with ProFlo thermal expansion tank! This well maintained 3-bedrooms, 2-bathrooms and spacious 2-car garage on a very quiet dead-end cul-de-sac street is a must see! Home features: 1652 sq ft of heated living area, inside laundry room, split bedroom plan for extra privacy, spacious master suite with a walk-in closets, Front porch area, garage side door entry, garage side window for natural light, insulated garage door, rear open patio area great for BBQ grilling shaded by a beautiful tree, fully enclosed Florida sunroom, home sits on an large oversized 1/3-acre lot with a private back yard and so much more! This desirable, peaceful, and most affordable Spruce Creek 55+community offers an active lifestyle filled with lots of amenities. The low HOA fee includes a beautiful clubhouse, trash pickup, common area maintenance, swimming pool, shuffleboard, fitness center, walking trails, bocce ball, billiards, fitness center, card/game spaces, gazebo with scenic pond and a community library. Conveniently located near shopping, dining, medical facilities, World Equestrian Center (Named one of TIME’s 2024 World’s Greatest Places), medical facilities, banking, restaurants, entertainment, and so much more! COME ENJOY FLORIDA’S LIFESTYLE AT ITS BEST!!!

5. 1998-11-24
   soldstatus $77,000
6. 1993-04-23
   soldstatus $67,500

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$538/yr (+$45/mo · 56.3%)

ⓘ 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 3 d/yr ≥107°F today · 9 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $25,458
• − Mortgage interest: −$10,077
• − Property taxes: −$955
• − Insurance: −$900
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − HOA: −$1,452
• − Depreciation: −$5,233
• Taxable income: $2,767
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $4,819/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): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 204.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• 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

+166.5% since first listed

6 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 1998-11-24 Sold (Public Records) $77,000 Public Records
• 1993-04-23 Sold (Public Records) $67,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $955 · +29.8% YoY. Source: county tax records.