13185 SW 2nd Ct · Marion Oaks, FL 34473

$260,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 26 Days on market

Built 2003 0.26 ac lot Est $317k · 18% under ↓ 21% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Freddie Mac HomeSteps property! HomeSteps financing is available. Freshly painted interior in this charming 3 bed 2 bath home. Volume ceilings, living room/dining room combination, master bath has walk-in shower, interior laundry room, open patio and large backyard that is privacy fenced.

Key facts

• Split floor plan
• Tile flooring
• Vaulted ceilings

Tags

• NO HOA
• SPLIT FLOOR PLAN
• TILE FLOORING
• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING ROOM
• VAULTED CEILINGS

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single-family residence; One story; Faces east; Homestead property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.26-acre lot (approx. 85 x 135)
• Exterior features: Sliding doors; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $46 ($549/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 $208k (19.9% below list).
• Recommended offer: $208k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% in Marion Oaks — 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 D — 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.
• Market conditions: Rents soft (-0.7%/yr); 1355 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/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 $8k 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 26 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $260k implies a 206% 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; major 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 $208,302 (19.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $316,678
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13237 SW 2nd Ct	0.05mi	3/2.0	1,465 (-12%)	17mo	$280,000	$191	64

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.38×
• Total profit: $-45,413
• Equity at exit: $38,767

10-year hold

• IRR: -16.9%
• Equity multiple: 0.18×
• Total profit: $-59,750
• Equity at exit: $22,480

Cash invested: $72,800 (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 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1355
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $46

Break-even live

Break-even rent $2,025

Max offer price $260,000

Occupancy floor 93%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14232 SW 8th Ave Ocala, FL	4.0	2.0	1869	$2,599	$1.39	21d	1	1.12mi

Listing history 20 events

1. 2026-06-18
   days on market $260,000 Active 26 DOM
2. 2026-06-17
   days on market $260,000 Active 25 DOM
3. 2026-06-16
   days on market $260,000 Active 24 DOM
4. 2026-06-15
   days on market $260,000 Active 23 DOM
5. 2026-06-14
   days on market $260,000 Active 21 DOM
6. 2026-06-13
   days on market $260,000 Active 20 DOM
7. 2026-06-10
   days on market $260,000 Active 18 DOM
8. 2026-06-09
   days on market $260,000 Active 17 DOM
9. 2026-06-08
   days on market $260,000 Active 16 DOM
10. 2026-06-07
    pricedays on market $260,000 Active 15 DOM
11. 2026-06-03
    days on market $275,000 Active 11 DOM
12. 2026-06-02
    days on market $275,000 Active 10 DOM
13. 2026-06-01
    days on market $275,000 Active 9 DOM
14. 2026-05-31
    days on market $275,000 Active 8 DOM
15. 2026-05-30
    days on market $275,000 Active 7 DOM
16. 2026-05-23
    listed $275,000 Active
17. 2013-08-21
    soldstatus $84,900 299-char remark

    Show marketing remark (299 chars)

    This is a Freddie Mac HomeSteps property! HomeSteps financing is available. Freshly painted interior in this charming 3 bed 2 bath home. Volume ceilings, living room/dining room combination, master bath has walk-in shower, interior laundry room, open patio and large backyard that is privacy fenced.

18. 2013-05-20
    listed $84,900 299-char remark

    Show marketing remark (299 chars)

    This is a Freddie Mac HomeSteps property! HomeSteps financing is available. Freshly painted interior in this charming 3 bed 2 bath home. Volume ceilings, living room/dining room combination, master bath has walk-in shower, interior laundry room, open patio and large backyard that is privacy fenced.

19. 2003-09-16
    soldstatus $107,900
20. 2000-06-30
    soldstatus $350,000

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$621/yr (+$52/mo · 40.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,996
• − Mortgage interest: −$14,564
• − Property taxes: −$1,537
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$7,564
• Taxable loss: −$3,967
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $1,501/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 — Marion Oaks

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

Census & demographics

• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% 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: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• 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

-21.4% since first listed

5 events — show timeline

• 2026-05-23 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-21 Sold (MLS) $84,900 Stellar MLS as Distributed by MLS Grid
• 2013-05-20 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2003-09-16 Sold (Public Records) $107,900 Public Records
• 2000-06-30 Sold (Public Records) $350,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,537 · +18.2% YoY. Source: county tax records.