6107 SE Arthur Rd · Belleview, FL 34420

$240,000

3 bd · 2.0 ba · 2,030 sqft · SingleFamily public records · 81 Days on market

Built 1974 0.64 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BEDROOM, 2 BATH ON . 64 ACRE. OVER 2000 SQ FT LIVING AREA. FORMAL LIVING ROOM, FAMILY ROOM W HARDWOOD FLOORS AND FIREPLACE, OVER-SIZED BEDROOMS. INSIDE LAUNDRY ROOM. SOME NEWER APPLIANCES. TOTAL FENCED SOME CHAINLINK SOME PRIVACY. 1 SHED GARAGE. 1 SMALL SHED. CITY WATER/SEWER.

Key facts

• Oversized corner lot
• Leased solar
• 0.64 acre lot

Tags

• OVERSIZED CORNER LOT
• PARTIALLY FENCED YARD
• LEASED SOLAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (4.7% below list).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.5% in Belleview — 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 (#458 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: Belleview-Santos Elementary School (math 41% / reading 41%, grade F, #1,454 of 2,144 statewide, top 69%, 570 students, 66% FRL); Belleview Middle School (math 49% / reading 50%, grade C, #259 of 571 statewide, top 46%, 1,573 students, 60% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 362 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 81 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $95k; list at $240k implies a 153% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-19,972
• Equity at exit: $35,785

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $6,810
• Equity at exit: $20,751

Cash invested: $67,200 (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 34420

• Home prices YoY: -32.8%
• Active inventory: 362
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $298

Break-even live

Break-even rent $1,910

Max offer price $240,000

Occupancy floor 82%

Sensitivity live

Price	-10% $434	-5% $366	+0% $298	+5% $230	+10% $162
Rent	-10% $117	-5% $208	+0% $298	+5% $388	+10% $479
Rate	-1.0pp $419	-0.5pp $359	base $298	+0.5pp $236	+1.0pp $172

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9946 SE 64th Ave Belleview, FL	4.0	2.5	2376	$2,750	$1.16	22d	1	0.83mi
7208 SE 113th Pl Belleview, FL	4.0	2.0	1828	$2,200	$1.20	22d	1	1.08mi
11322 SE 55th Avenue Rd Belleview, FL	2.0–3.0	1.0–2.0	1200	$1,494	$1.25	22d	1	1.17mi

Listing history 8 events

1. 2026-04-10
   status Pending
2. 2026-03-19
   price $240,000
3. 2026-02-18
   price $245,000
4. 2026-01-19
   listed $250,000 Active
5. 2016-08-18
   soldstatus $95,000
6. 2016-08-16
   soldstatus $95,000 279-char remark

   Show marketing remark (279 chars)

   3 BEDROOM, 2 BATH ON . 64 ACRE. OVER 2000 SQ FT LIVING AREA. FORMAL LIVING ROOM, FAMILY ROOM W HARDWOOD FLOORS AND FIREPLACE, OVER-SIZED BEDROOMS. INSIDE LAUNDRY ROOM. SOME NEWER APPLIANCES. TOTAL FENCED SOME CHAINLINK SOME PRIVACY. 1 SHED GARAGE. 1 SMALL SHED. CITY WATER/SEWER.

7. 2016-07-05
   listed $95,000 279-char remark

   Show marketing remark (279 chars)

   3 BEDROOM, 2 BATH ON . 64 ACRE. OVER 2000 SQ FT LIVING AREA. FORMAL LIVING ROOM, FAMILY ROOM W HARDWOOD FLOORS AND FIREPLACE, OVER-SIZED BEDROOMS. INSIDE LAUNDRY ROOM. SOME NEWER APPLIANCES. TOTAL FENCED SOME CHAINLINK SOME PRIVACY. 1 SHED GARAGE. 1 SMALL SHED. CITY WATER/SEWER.

8. 1983-01-01
   soldstatus $50,300

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$190/yr (+$16/mo · 10.5%)

ⓘ 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 ≥109°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,444
• − Mortgage interest: −$13,444
• − Property taxes: −$1,802
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$6,982
• Taxable loss: −$375
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $3,665/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 — Belleview

• Score: 69/100
• State rank: #458
• US rank: #8314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belleview, FL
• City population: 19,167
• Population (ZIP): 19,167

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 10% Black 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 2%
• Common ancestry: Lithuanian 4% Iranian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -120.90%
• Current HPI: 247.3176
• Rent YoY: —
• Metro: —
• 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

+377.1% since first listed

8 events — show timeline

• 2026-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-18 Sold (Public Records) $95,000 Public Records
• 2016-08-16 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-05 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 1983-01-01 Sold (Public Records) $50,300 Public Records

Property tax history

+24.1%/yr

Latest (2025): $1,802 · +6.9% YoY. Source: county tax records.