10080 SW 99th Ave · On Top of the World, FL 34481

$100,000

2 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 31 Days on market

Built 1984 10,600 sqft lot $87/sqft · 43% below area Est $176k · 43% under $148/mo HOA · 10% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Discover an incredible opportunity in the highly sought-after 55+ community of Pine Run Estates. This 2-bedroom, 2-bath home sits on a spacious lot and is ready for its next chapter. With solid bones and endless potential, it’s the perfect canvas for a full interior renovation or a personalized redesign. Enjoy the quiet, well-maintained community and its convenient amenities while unlocking the value in this desirable neighborhood. Ideal for investors, renovators, or anyone looking to create their dream home in a peaceful, active-adult setting.

Key facts

• Spacious lot
• Interior renovation
• Pine run estates

Tags

• PINE RUN ESTATES
• SPACIOUS LOT
• INTERIOR RENOVATION
• PERSONALIZED REDESIGN
• QUIET COMMUNITY
• WELL-MAINTAINED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.9% in On Top of the World — 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.
• Zoned schools: Marion Oaks Elementary School (math 38% / reading 39%, grade F, #1,575 of 2,144 statewide, top 74%, 939 students, 65% FRL); Liberty Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,365 students, 54% 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 57% FRL track the district average.
• Market conditions: 1161 active listings in the ZIP; 22 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).
• 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 $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $30k; list at $100k implies a 233% 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.54% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 5.4

CMA / ARV

• ARV (median comp): $175,850
• List price: $100,000
• Delta: -43.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10061 SW 100th Ave	0.08mi	2/2.0	1,144 (0%)	2mo	$172,000	$150	94
9880 SW 101st Ln	0.11mi	2/2.0	1,144 (0%)	19mo	$170,000	$149	79
9921 SW 103rd Pl	0.22mi	2/2.0	1,008 (-12%)	5mo	$150,000	$149	66
10040 SW 96th Ct	0.25mi	2/2.0	1,008 (-12%)	8mo	$164,000	$163	62
9200 SW 101st Ln	0.72mi	2/2.0	1,144 (0%)	10mo	$169,900	$149	58
9637 SW 94th Ct Unit A	0.65mi	2/2.0	1,092 (-4%)	10mo	$125,900	$115	54
9333 SW 97th Pl Unit C	0.66mi	2/2.0	1,178 (+3%)	13mo	$160,000	$136	54
9901 SW 103rd Ln	0.27mi	2/2.0	1,040 (-9%)	24mo	$175,000	$168	52
10060 SW 93rd Ave	0.60mi	2/1.5	1,095 (-4%)	15mo	$130,000	$119	51
9663 SW 94th Ter Unit C	0.59mi	2/2.0	1,215 (+6%)	18mo	$127,500	$105	47

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $12,445
• Equity at exit: $14,910

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $47,926
• Equity at exit: $8,646

Cash invested: $28,000 (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: 1161
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$524
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$42
• HOA: −$148
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $449

Break-even live

Break-even rent $974

Max offer price $100,000

Occupancy floor 66%

Sensitivity live

Price	-10% $505	-5% $477	+0% $449	+5% $420	+10% $392
Rent	-10% $327	-5% $388	+0% $449	+5% $510	+10% $571
Rate	-1.0pp $499	-0.5pp $474	base $449	+0.5pp $423	+1.0pp $396

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10155 SW 100th Ave Ocala, FL	2.0	2.0	1040	$1,700	$1.63	22d	1	0.09mi
9760 SW 101st Ln Ocala, FL	2.0	2.0	1360	$1,500	$1.10	22d	1	0.18mi
10081 SW 97th Ct Ocala, FL	2.0	1.0	992	$1,200	$1.21	15d	1	0.18mi
10405 SW 99th Ave Ocala, FL	2.0	2.0	1040	$1,450	$1.39	22d	1	0.31mi
9748 SW 97th St Ocala, FL	2.0	2.0	1105	$1,500	$1.36	22d	1	0.40mi
9794 SW 96th St Ocala, FL	2.0	2.0	1201	$1,700	$1.42	22d	1	0.42mi
10081 SW 95th Ave Ocala, FL	2.0	2.0	1040	$1,395	$1.34	22d	1	0.43mi
9758 SW 96th St Ocala, FL	2.0	2.0	1219	$1,400	$1.15	22d	1	0.44mi
10211 SW 93rd Ct Ocala, FL	3.0	2.0	1456	$1,495	$1.03	22d	1	0.60mi
9075 SW 102nd Pl Ocala, FL	2.0	2.0	1008	$1,275	$1.26	22d	1	0.85mi
9201 SW 108th Pl Ocala, FL	2.0	2.0	1170	$1,475	$1.26	22d	15	0.93mi
8935 SW 102nd Pl Ocala, FL	2.0	2.0	1144	$1,500	$1.31	22d	1	0.99mi
8757 SW 97th Lane Rd Unit C Ocala, FL	2.0	2.0	1490	$1,600	$1.07	15d	1	1.17mi
9013 SW 91st Cir Ocala, FL	2.0	2.0	1494	$1,900	$1.27	15d	1	1.28mi
8670 SW 97th St Unit A Ocala, FL	2.0	2.0	1341	$1,600	$1.19	22d	1	1.30mi
8655 SW 98th Street Rd Unit G Ocala, FL	2.0	2.0	1424	$1,500	$1.05	22d	1	1.31mi
9770 SW 92nd Place Rd Ocala, FL	2.0	2.0	1399	$2,200	$1.57	22d	1	1.32mi
8671 SW 97th St Unit C Ocala, FL	2.0	2.0	1341	$1,474	$1.10	15d	1	1.32mi
8947 SW 108th Pl Ocala, FL	2.0	2.0	1096	$1,500	$1.37	22d	1	1.33mi
10441 SW 85th Ct Ocala, FL	2.0	2.0	1090	$1,495	$1.37	22d	1	1.36mi
8680 SW 94th Ln Unit G Ocala, FL	3.0	2.0	1409	$1,550	$1.10	22d	1	1.38mi
8942 SW 109th Ln Ocala, FL	2.0	2.0	960	$1,450	$1.51	22d	1	1.48mi

HOA detail

• Monthly dues: $148 · $1,776/yr

Listing history 10 events

1. 2026-05-14
   status Active 556-char remark

   Show marketing remark (556 chars)

   Discover an incredible opportunity in the highly sought-after 55+ community of Pine Run Estates. This 2-bedroom, 2-bath home sits on a spacious lot and is ready for its next chapter. With solid bones and endless potential, it’s the perfect canvas for a full interior renovation or a personalized redesign. Enjoy the quiet, well-maintained community and its convenient amenities while unlocking the value in this desirable neighborhood. Ideal for investors, renovators, or anyone looking to create their dream home in a peaceful, active-adult setting.

2. 2025-12-27
   status Pending 556-char remark

   Show marketing remark (556 chars)

   Discover an incredible opportunity in the highly sought-after 55+ community of Pine Run Estates. This 2-bedroom, 2-bath home sits on a spacious lot and is ready for its next chapter. With solid bones and endless potential, it’s the perfect canvas for a full interior renovation or a personalized redesign. Enjoy the quiet, well-maintained community and its convenient amenities while unlocking the value in this desirable neighborhood. Ideal for investors, renovators, or anyone looking to create their dream home in a peaceful, active-adult setting.

3. 2025-12-04
   listed $100,000 Active 556-char remark

   Show marketing remark (556 chars)

   Discover an incredible opportunity in the highly sought-after 55+ community of Pine Run Estates. This 2-bedroom, 2-bath home sits on a spacious lot and is ready for its next chapter. With solid bones and endless potential, it’s the perfect canvas for a full interior renovation or a personalized redesign. Enjoy the quiet, well-maintained community and its convenient amenities while unlocking the value in this desirable neighborhood. Ideal for investors, renovators, or anyone looking to create their dream home in a peaceful, active-adult setting.

4. 2013-06-28
   soldstatus $30,000 364-char remark

   Show marketing remark (364 chars)

   55+ State Registered Association of Pine Run Estates. Great two bedroom home available for sale. The Florida room is perfect for bird watching and relaxing. Pine Run Estates offers great amenities including a clubhouse, in ground pool, library, card rooms, tennis courts etc. Not far from malls, shopping, restaurants, hospitals etc. Stop by today and take a look.

5. 2013-06-08
   listed $39,000 364-char remark

   Show marketing remark (364 chars)

   55+ State Registered Association of Pine Run Estates. Great two bedroom home available for sale. The Florida room is perfect for bird watching and relaxing. Pine Run Estates offers great amenities including a clubhouse, in ground pool, library, card rooms, tennis courts etc. Not far from malls, shopping, restaurants, hospitals etc. Stop by today and take a look.

6. 2013-06-08
   historical

   Show marketing remark (364 chars)

   55+ State Registered Association of Pine Run Estates. Great two bedroom home available for sale. The Florida room is perfect for bird watching and relaxing. Pine Run Estates offers great amenities including a clubhouse, in ground pool, library, card rooms, tennis courts etc. Not far from malls, shopping, restaurants, hospitals etc. Stop by today and take a look.

7. 2013-03-26
   listed $55,000
8. 2011-07-13
   historical
9. 2009-07-15
   listed $69,000
10. 1984-10-01
    soldstatus $44,800

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$167/yr (+$14/mo · 25.1%)

ⓘ 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: $18,502
• − Mortgage interest: −$5,602
• − Property taxes: −$663
• − Insurance: −$500
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − HOA: −$1,776
• − Depreciation: −$2,909
• Taxable income: $4,092
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $4,402/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 — On Top of the World

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+123.2% since first listed

10 events — show timeline

• 2026-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-28 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-06-08 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-26 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2011-07-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-07-15 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 1984-10-01 Sold (Public Records) $44,800 Public Records

Property tax history

+6.8%/yr

Latest (2025): $663 · +50.9% YoY. Source: county tax records.