10986 SW 86th Ter · Liberty Triangle, FL 34481

$145,000

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 23 Days on market

Built 1987 6,534 sqft lot $150/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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.6/10.0
• 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

Gated Retirement Community of Oak Run. Great Seasonal or year long. 1 owner home that was only used seasonal. Nice 16 x 12 Florida Room. 8 X 11 bonus room. Home has been under termite bond since built. Corner Lot. Irrigation. Great Ocala Retirement Community. Golf, Pools +++ HOA Fees $113 monthly.

Key facts

• Rec center
• Newer roof
• Water heater

Tags

• NEWER ROOF
• ELECTRICAL PANEL
• WATER HEATER
• REC CENTER
• CLOSE TO SHOPPING
• RESTAURANTS

Property features AI

Finance

• Other: Total annual fees $1,810.08
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Oak Run/Tonya Sapleton); Monthly HOA fee $150.84; Association approval required; Senior community; Pets allowed: cats and dogs

Exterior

• Parking: Driveway; Attached garage with garage door opener (1 car)
• Security: Gated community with visitor kiosk and gate entry procedures
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Underground utilities; Water connected; Sewer connected
• Home design: Single-family residence; One level; Faces east; Located in a planned unit development (PUD); Homesteaded
• Construction: Metal siding and frame construction; Shingle roof; Slab foundation; Built area: 824 sq ft living (1536 sq ft building area total)
• Exterior features: Rain gutters; Asphalt road access; Lot dimensions 79 x 81; Lot approximately 0.15 acres

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (Electric, Heat Pump); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Walk-in closet(s); Window treatments; Florida room
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: 1152 active listings in the ZIP; 8 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 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

• It's been on market 23 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $59k; list at $145k implies a 146% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (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. 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: 1.06% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $93,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8431 SW 109th Lane Rd	0.29mi	1/1.0 (-1)	912 (+11%)	4mo	$103,000	$113	60

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-13,595
• Equity at exit: $21,620

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,064
• Equity at exit: $12,537

Cash invested: $40,600 (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: 1152
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$760
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$60
• HOA: −$150
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $155

Break-even live

Break-even rent $1,334

Max offer price $145,000

Occupancy floor 85%

Sensitivity live

Price	-10% $237	-5% $196	+0% $155	+5% $114	+10% $73
Rent	-10% $34	-5% $94	+0% $155	+5% $215	+10% $275
Rate	-1.0pp $228	-0.5pp $191	base $155	+0.5pp $117	+1.0pp $79

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	22d	1	0.24mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	22d	1	0.36mi
8130 SW 108th Street Rd Ocala, FL	2.0	2.0	1084	$1,975	$1.82	22d	1	0.62mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	22d	1	0.79mi
11112 SW 78th Ave Ocala, FL	2.0	1.0	672	$1,150	$1.71	22d	1	0.92mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	22d	1	1.12mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	22d	1	1.42mi
10405 SW 99th Ave Ocala, FL	2.0	2.0	1040	$1,450	$1.39	22d	1	1.44mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: poolsecurity

Listing history 20 events

1. 2026-06-18
   days on market $145,000 Active 23 DOM
2. 2026-06-17
   days on market $145,000 Active 22 DOM
3. 2026-06-16
   days on market $145,000 Active 21 DOM
4. 2026-06-15
   days on market $145,000 Active 20 DOM
5. 2026-06-14
   days on market $145,000 Active 18 DOM
6. 2026-06-13
   days on market $145,000 Active 17 DOM
7. 2026-06-10
   days on market $145,000 Active 15 DOM
8. 2026-06-09
   days on market $145,000 Active 14 DOM
9. 2026-06-08
   days on market $145,000 Active 13 DOM
10. 2026-06-07
    days on market $145,000 Active 12 DOM
11. 2026-06-03
    days on market $145,000 Active 8 DOM
12. 2026-06-02
    days on market $145,000 Active 7 DOM
13. 2026-06-01
    days on market $145,000 Active 6 DOM
14. 2026-05-31
    days on market $145,000 Active 5 DOM
15. 2026-05-30
    days on market $145,000 Active 4 DOM
16. 2026-05-26
    listed $145,000 Active
17. 2017-03-20
    soldstatus $59,000
18. 2017-03-17
    soldstatus $59,000 298-char remark

    Show marketing remark (298 chars)

    Gated Retirement Community of Oak Run. Great Seasonal or year long. 1 owner home that was only used seasonal. Nice 16 x 12 Florida Room. 8 X 11 bonus room. Home has been under termite bond since built. Corner Lot. Irrigation. Great Ocala Retirement Community. Golf, Pools +++ HOA Fees $113 monthly.

19. 2017-01-16
    listed $59,000 298-char remark

    Show marketing remark (298 chars)

    Gated Retirement Community of Oak Run. Great Seasonal or year long. 1 owner home that was only used seasonal. Nice 16 x 12 Florida Room. 8 X 11 bonus room. Home has been under termite bond since built. Corner Lot. Irrigation. Great Ocala Retirement Community. Golf, Pools +++ HOA Fees $113 monthly.

20. 1987-03-01
    soldstatus $39,500

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$205/yr (+$17/mo · 20.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,359
• − Mortgage interest: −$8,122
• − Property taxes: −$999
• − Insurance: −$725
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − HOA: −$1,800
• − Depreciation: −$4,218
• Taxable loss: −$443
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,961/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: 25,668
• 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

+267.1% since first listed

5 events — show timeline

• 2026-05-26 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-20 Sold (Public Records) $59,000 Public Records
• 2017-03-17 Sold (MLS) $59,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-16 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 1987-03-01 Sold (Public Records) $39,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $999 · +27.7% YoY. Source: county tax records.