2625 SE 140th Pl · Belleview, FL 34491

$128,250

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 49 Days on market

Built 2005 10,454 sqft lot $82/sqft · 44% below area Est $230k · 44% under ↓ 5% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Close to everything! Fenced yard for the fur babies. . then into the front door where you immedialtly notice the pretty windows in the living room, the spaceous kitchen where you will be able to cook up some delicious food. . to be served in the dining area. The laundry room is inside for convenience ! The main bedroom is Huge. . with a walk in closet and an a nice bath with a garden tub, a shower and his and her vanities. . Come see the possibilites! No assignables, no escalation clauses and buyer must view property( no blind offers)

Key facts

• Fenced yard
• Laundry room
• His and her vanities

Tags

• FENCED YARD
• LAUNDRY ROOM
• WALK IN CLOSET
• GARDEN TUB
• HIS AND HER VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: schools D, crime F, amenities 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: 705 active listings in the ZIP; 4 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 34% of the median local income ($67k/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 $886 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k 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 ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,402 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.47% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.29%
• DSCR: 1.72
• GRM: 5.7

CMA / ARV

• ARV (median comp): $229,514
• List price: $128,250
• Delta: -44.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3039 SE 142nd Ln	0.41mi	3/2.0	1,399 (-11%)	4mo	$245,000	$175	59
2997 SE 140th Pl	0.30mi	4/2.0 (+1)	1,752 (+12%)	9mo	$295,000	$168	54
3000 SE 146th Pl	0.69mi	3/2.0	1,476 (-6%)	22mo	$249,900	$169	40
14230 SE 34th Ct	0.69mi	4/2.0 (+1)	1,747 (+11%)	14mo	$285,900	$164	33

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $10,373
• Equity at exit: $19,122

10-year hold

• IRR: 16.7%
• Equity multiple: 2.38×
• Total profit: $49,429
• Equity at exit: $11,089

Cash invested: $35,910 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 705
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$673
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $488

Break-even live

Break-even rent $1,270

Max offer price $128,250

Occupancy floor 69%

Sensitivity live

Price	-10% $560	-5% $524	+0% $488	+5% $451	+10% $415
Rent	-10% $338	-5% $413	+0% $488	+5% $562	+10% $637
Rate	-1.0pp $552	-0.5pp $520	base $488	+0.5pp $454	+1.0pp $421

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: $32,062
• Closing costs: $3,848
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3384 SE 138th St Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	21d	1	0.69mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,595	$1.50	21d	1	1.01mi
3780 SE 141st Ln Summerfield, FL	3.0	2.0	1066	$1,525	$1.43	14d	1	1.01mi
3820 SE 136th Pl Summerfield, FL	3.0	2.0	1265	$1,745	$1.38	21d	1	1.13mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $128,250 Pending 49 DOM
2. 2026-06-03
   days on market $128,250 Active 47 DOM
3. 2026-06-02
   days on market $128,250 Active 46 DOM
4. 2026-06-01
   days on market $128,250 Active 45 DOM
5. 2026-05-31
   days on market $128,250 Active 44 DOM
6. 2026-05-30
   days on market $128,250 Active 43 DOM
7. 2026-05-18
   price $128,250 542-char remark

   Show marketing remark (542 chars)

   Close to everything! Fenced yard for the fur babies. . then into the front door where you immedialtly notice the pretty windows in the living room, the spaceous kitchen where you will be able to cook up some delicious food. . to be served in the dining area. The laundry room is inside for convenience ! The main bedroom is Huge. . with a walk in closet and an a nice bath with a garden tub, a shower and his and her vanities. . Come see the possibilites! No assignables, no escalation clauses and buyer must view property( no blind offers)

8. 2026-05-18
   price $128,500 542-char remark

   Show marketing remark (542 chars)

   Close to everything! Fenced yard for the fur babies. . then into the front door where you immedialtly notice the pretty windows in the living room, the spaceous kitchen where you will be able to cook up some delicious food. . to be served in the dining area. The laundry room is inside for convenience ! The main bedroom is Huge. . with a walk in closet and an a nice bath with a garden tub, a shower and his and her vanities. . Come see the possibilites! No assignables, no escalation clauses and buyer must view property( no blind offers)

9. 2026-04-17
   listed $135,000 Active 542-char remark

   Show marketing remark (542 chars)

   Close to everything! Fenced yard for the fur babies. . then into the front door where you immedialtly notice the pretty windows in the living room, the spaceous kitchen where you will be able to cook up some delicious food. . to be served in the dining area. The laundry room is inside for convenience ! The main bedroom is Huge. . with a walk in closet and an a nice bath with a garden tub, a shower and his and her vanities. . Come see the possibilites! No assignables, no escalation clauses and buyer must view property( no blind offers)

ⓘ 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: $3,331 · $278/mo
• Projected year-2 tax: $3,331 · $278/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $22,650
• − Mortgage interest: −$7,184
• − Property taxes: −$3,331
• − Insurance: −$641
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$3,731
• Taxable income: $4,139
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $4,858/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

• County: Marion County · 315,796 people
• City population: 19,167
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 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: ▼ -107.67%
• Current HPI: 200.0792
• 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

-5.0% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $128,250 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $128,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $135,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.9%/yr

Latest (2025): $3,331 · +17.1% YoY. Source: county tax records.