1489 NW 48th Ter · Ocala, FL 34482

$292,990

4 bd · 2.0 ba · 1,821 sqft · SingleFamily · 13 Days on market

Built 2026 Excellent condition 8,702 sqft lot $46/mo HOA · 2% 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 +10.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. This new single-story home is a modern take on a classic design. Down the foyer is a spacious and open-plan family room which has direct access to the cozy dining room, well-equipped kitchen and attached patio, perfect for everyday living. In a private corner is the owner’s suite with a convenient adjoining bathroom, while on the opposite side of the home are three secondary bedrooms to offer restful retreats.

Key facts

• Adjoining bathroom
• Owner's suite
• Single-story home

Tags

• SINGLE-STORY HOME
• OPEN-PLAN FAMILY ROOM
• WELL-EQUIPPED KITCHEN
• ATTACHED PATIO
• OWNER'S SUITE
• ADJOINING BATHROOM

🏗️ New construction. The $292,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,002.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $293k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (17.5% below list).
• Recommended offer: $242k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.2% in Ocala — 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 69/100 on livability (#476 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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: College Park Elementary School (math 46% / reading 37%, grade F, #1,437 of 2,144 statewide, top 68%, 840 students, 78% FRL); West Port High School (math 34% / reading 52%, grade F, #255 of 667 statewide, top 39%, 2,906 students, 52% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents rising fast (+11.1%/yr); 663 active listings in the ZIP; 6 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 44% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $241,842 (17.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.82% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $295,002
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1457 NW 48th Ter	0.00mi	4/2.0	1,821 (0%)	1mo	$292,990	$161	99
1321 NW 48th Ter	0.07mi	4/2.0	1,821 (0%)	8mo	$295,000	$162	90
1385 NW 48th Ter	0.03mi	4/2.5	1,879 (+3%)	5mo	$272,000	$145	87
1283 NW 44th Court Rd	0.32mi	4/2.0	1,824 (+0%)	13mo	$309,390	$170	74
4684 NW 11th St	0.29mi	3/2.0 (-1)	1,697 (-7%)	2mo	$260,000	$153	68
1177 NW 48th Ter	0.45mi	4/2.5	1,875 (+3%)	12mo	$284,035	$151	62
4493 NW 14th Loop	0.48mi	3/2.0 (-1)	1,755 (-4%)	8mo	$320,000	$182	60
5195 NW 21st Loop	0.67mi	3/2.0 (-1)	1,840 (+1%)	8mo	$299,000	$163	56
5306 NW 19th Pl	0.54mi	3/2.0 (-1)	1,719 (-6%)	9mo	$344,500	$200	53
5391 NW 19th Pl	0.63mi	3/2.0 (-1)	1,715 (-6%)	12mo	$205,000	$120	46
4433 NW 14th Loop	0.39mi	3/2.5 (-1)	1,950 (+7%)	21mo	$343,089	$176	45
5332 NW 20th Pl	0.60mi	3/2.0 (-1)	2,087 (+15%)	15mo	$210,000	$101	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.44×
• Total profit: $-46,049
• Equity at exit: $43,986

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $4,054
• Equity at exit: $25,506

Cash invested: $82,601 (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 34482

• Rents YoY: 11.1%
• Active inventory: 663
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$46
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-174

Break-even live

Break-even rent $2,639

Max offer price $269,804

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 NW 44th Court Rd Ocala, FL	4.0	3.0	2039	$2,200	$1.08	21d	1	0.30mi
4522 NW 14th Loop Ocala, FL	4.0	3.0	2028	$2,050	$1.01	13d	1	0.47mi
4530 NW 14th Loop Ocala, FL	3.0	2.5	1966	$2,250	$1.14	13d	1	0.48mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	21d	1	0.83mi
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$2,045	$1.75	21d	1	1.25mi
311 NW 60th Ave Ocala, FL	3.0	2.0	1462	$1,900	$1.30	21d	1	1.31mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 3 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   price $292,990
3. 2026-03-31
   listed $289,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,021
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − HOA: −$552
• − Depreciation: −$8,582
• Taxable loss: −$7,181
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $-366/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This single-story home is under construction and presents as move-in-ready with excellent condition and no visible repairs needed. It offers a modern design with spacious living areas and well-maintained interiors.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Ocala

• Score: 69/100
• State rank: #476
• US rank: #8461

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocala, FL
• County: Marion County · 315,796 people
• City population: 263,375
• Metro: Ocala, FL
• Population (ZIP): 22,807
• Household income: $65,901
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 282.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -133.62%
• Current HPI: 194.3857
• Rent YoY: ▲ 11.12%
• 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

+1.0% since first listed

3 events — show timeline

• 2026-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $292,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $289,990 Stellar MLS as Distributed by MLS Grid