5971 NW 11th Pl · Ocala, FL 34482

$184,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 49 Days on market

Built 1989 0.34 ac lot Est $161k · 15% over

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Why this score? — see what drove the C 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.5/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property! So much potential! 2 bedroom 1 bathroom high and dry in flood zone X. On an oversized 0.34 acre lot. Conveniently located 4 miles to World Equestrian Center WEC! Property will not qualify for fha/va/usda financing due to the current condition. Sold as is, cash.

Key facts

• New water heater
• Updated kitchen
• Indoor laundry room

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• INDOOR LAUNDRY ROOM
• NEW ROOF
• NEW AC
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: Rents rising fast (+11.1%/yr); 663 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 $6k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $88k; list at $185k implies a 110% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.15% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $160,704
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5810 NW 6th Pl	0.39mi	2/1.0	858 (-1%)	22mo	$160,000	$186	62

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: 4.8%
• Equity multiple: 1.20×
• Total profit: $10,133
• Equity at exit: $27,569

10-year hold

• IRR: 18.3%
• Equity multiple: 2.87×
• Total profit: $97,044
• Equity at exit: $15,987

Cash invested: $51,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$970
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $453

Break-even live

Break-even rent $1,548

Max offer price $184,900

Occupancy floor 74%

Sensitivity live

Price	-10% $558	-5% $506	+0% $453	+5% $401	+10% $349
Rent	-10% $286	-5% $370	+0% $453	+5% $537	+10% $621
Rate	-1.0pp $547	-0.5pp $501	base $453	+0.5pp $406	+1.0pp $357

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	21d	1	0.66mi
5399 NW 18th St Ocala, FL	2.0	2.0	1085	$2,100	$1.94	14d	1	0.66mi
1918 NW 50th Cir Ocala, FL	2.0	2.0	1061	$2,200	$2.07	21d	1	1.00mi
2028 NW 50th Ave Ocala, FL	2.0	2.0	1066	$1,595	$1.50	21d	1	1.05mi
2038 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	1.06mi
2048 NW 50th Ave Ocala, FL	2.0	2.0	1062	$2,250	$2.12	21d	1	1.06mi
7444 NW 14th St Ocala, FL	1.0	1.5	1000	$2,500	$2.50	21d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $184,900 Active 49 DOM
2. 2026-06-17
   days on market $184,900 Active 48 DOM
3. 2026-06-16
   days on market $184,900 Active 47 DOM
4. 2026-06-15
   days on market $184,900 Active 46 DOM
5. 2026-06-14
   days on market $184,900 Active 44 DOM
6. 2026-06-13
   days on market $184,900 Active 43 DOM
7. 2026-06-10
   statusdays on market $184,900 Active 41 DOM
8. 2026-04-08
   status Pending
9. 2026-02-27
   listed $184,900 Active
10. 2025-11-13
    soldstatus $88,000 Closed 282-char remark

    Show marketing remark (282 chars)

    Investment property! So much potential! 2 bedroom 1 bathroom high and dry in flood zone X. On an oversized 0.34 acre lot. Conveniently located 4 miles to World Equestrian Center WEC! Property will not qualify for fha/va/usda financing due to the current condition. Sold as is, cash.

11. 2025-11-04
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Investment property! So much potential! 2 bedroom 1 bathroom high and dry in flood zone X. On an oversized 0.34 acre lot. Conveniently located 4 miles to World Equestrian Center WEC! Property will not qualify for fha/va/usda financing due to the current condition. Sold as is, cash.

12. 2025-09-23
    status Active 282-char remark

    Show marketing remark (282 chars)

    Investment property! So much potential! 2 bedroom 1 bathroom high and dry in flood zone X. On an oversized 0.34 acre lot. Conveniently located 4 miles to World Equestrian Center WEC! Property will not qualify for fha/va/usda financing due to the current condition. Sold as is, cash.

13. 2025-09-17
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Investment property! So much potential! 2 bedroom 1 bathroom high and dry in flood zone X. On an oversized 0.34 acre lot. Conveniently located 4 miles to World Equestrian Center WEC! Property will not qualify for fha/va/usda financing due to the current condition. Sold as is, cash.

14. 2025-09-12
    listed $95,000 Active 282-char remark

    Show marketing remark (282 chars)

    Investment property! So much potential! 2 bedroom 1 bathroom high and dry in flood zone X. On an oversized 0.34 acre lot. Conveniently located 4 miles to World Equestrian Center WEC! Property will not qualify for fha/va/usda financing due to the current condition. Sold as is, cash.

15. 2014-08-05
    soldstatus $33,000
16. 2014-07-31
    soldstatus $33,000 263-char remark

    Show marketing remark (263 chars)

    Owner Financing Available! Home Is Fully Furnished Down To The Dishes. Used As A Seasonal Home. Two Nice Size Bedrooms. Large Living Room. Open Kitchen With Breakfast Area. Inside Laundry. Big Lot. Patio Off Back Of Home. Located One Half Block From Paved Street.

17. 2014-04-23
    listed $34,900 263-char remark

    Show marketing remark (263 chars)

    Owner Financing Available! Home Is Fully Furnished Down To The Dishes. Used As A Seasonal Home. Two Nice Size Bedrooms. Large Living Room. Open Kitchen With Breakfast Area. Inside Laundry. Big Lot. Patio Off Back Of Home. Located One Half Block From Paved Street.

18. 1989-04-01
    soldstatus $28,000

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,113 · $176/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $25,462
• − Mortgage interest: −$10,357
• − Property taxes: −$2,113
• − Insurance: −$924
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$5,379
• Taxable income: $2,614
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $4,814/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 — 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

• 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

+560.4% since first listed

11 events — show timeline

• 2026-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Sold (MLS) $88,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-05 Sold (Public Records) $33,000 Public Records
• 2014-07-31 Sold (MLS) $33,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-23 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 1989-04-01 Sold (Public Records) $28,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,113 · +14.4% YoY. Source: county tax records.