2064 NW 50th Cir · Ocala, FL 34482

$310,000

3 bd · 2.0 ba · 2,071 sqft · SingleFamily public records · 44 Days on market

Built 1998 8,712 sqft lot $150/sqft · 16% above area Est $319k · at est. $295/mo HOA · 12% of rent ↓ 5% 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 +8.8/15.0
• Cash flow +8.0/30.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

RESORT-STYLE LIVING WITH STUNNING GOLF COURSE VIEWS IN OCALA PALMS! Enjoy living in this well-established active adult community that offers Country Club living just minutes from the World Equestrian Center (WEC) and a short drive to Downtown Ocala. This custom-built Sago floor plan has been lovingly maintained by its original owner and offers a combination of quality craftsmanship, spacious living, and incredible golf course views. Positioned overlooking the 7th tee, this home delivers both privacy and a relaxing setting to enjoy Florida living at its finest. Inside, the thoughtfully designed split-bedroom floor plan creates comfortable everyday living with generous room sizes and abundant

Key facts

• Florida room
• Formal living room
• Indoor utility room

Tags

• CUSTOM BUILT SAGO FLOOR PLAN
• SPLIT BEDROOM FLOOR PLAN
• FLORIDA ROOM
• FORMAL LIVING ROOM
• OPEN KITCHEN
• INDOOR UTILITY ROOM

Property features AI

Finance

• Other: Directions: From Downtown Ocala head north on Hwy 441, left onto US-27 N/NW 10th St., left onto NW 49th Ave to guard gate, then follow NW 50th Ave/20th Pl/50th Cir to property
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Ocala Palms Operations); Monthly HOA fee $295; $3,540 annual; Association approval required; HOA includes 24-hour guard, pool, internet, recreational facilities and trash; Community amenities: clubhouse, fitness center, gated, golf course, pool, shuffleboard, spa/hot tub, tennis courts; Senior community; deed restrictions apply; Pets allowed with breed and number restrictions

Exterior

• Parking: Attached 2-car garage (approx. 29 x 22)
• Security: Guard gate with 24-hour guard (community amenity)
• Utilities: Electricity connected; Water connected; Public sewer; High-speed internet / BB/HS available
• Home design: Single-family residence (PUD); One story; West-facing entry
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built with living area reported as 2,463 sq ft
• Exterior features: Patio; French doors; Rain gutters; Private maintained asphalt road; Lot approx. 0.2 acre (84 x 105)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Blinds
• Laundry & utility: Inside laundry (washer and dryer included); Inside utility; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (21.7% below list).
• Recommended offer: $243k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.2% in Ocala — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 670 active listings in the ZIP; 18 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 44% 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 $2k of loan paydown is wiped out by about $9k 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 44 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,794 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
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: 0.78% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $318,997
• List price: $310,000
• Delta: -2.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2520 NW 53rd Avenue Rd	0.21mi	3/2.0	2,058 (-1%)	11mo	$250,000	$121	80
5711 NW 25th Loop	0.48mi	3/2.0	2,080 (+0%)	1mo	$341,000	$164	76
1933 NW 56th Ter	0.46mi	3/2.0	2,100 (+1%)	1mo	$300,000	$143	75
2270 NW 55th Avenue Rd	0.38mi	3/2.0	2,055 (-1%)	13mo	$350,000	$170	70
5500 NW 23rd Pl	0.24mi	3/2.0	1,837 (-11%)	4mo	$245,000	$133	66
5195 NW 21st Loop	0.19mi	3/2.0	1,840 (-11%)	8mo	$299,000	$163	66
4487 NW 53rd Ave	0.24mi	3/2.5	1,894 (-8%)	13mo	$467,990	$247	62
5035 NW 32 Pl	0.75mi	3/2.0	2,173 (+5%)	1mo	$325,000	$150	56
2570 NW 55th Avenue Rd	0.42mi	2/2.0 (-1)	1,914 (-8%)	10mo	$297,500	$155	54
1417 NW 48th Ter	0.73mi	4/3.0 (+1)	2,172 (+5%)	9mo	$329,390	$152	42
1457 NW 48th Ter	0.72mi	4/2.0 (+1)	1,821 (-12%)	1mo	$292,990	$161	41
1385 NW 48th Ter	0.75mi	4/2.5 (+1)	1,879 (-9%)	5mo	$272,000	$145	39

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: -17.9%
• Equity multiple: 0.34×
• Total profit: $-57,213
• Equity at exit: $46,222

10-year hold

• IRR: -2.3%
• Equity multiple: 0.81×
• Total profit: $-16,677
• Equity at exit: $26,803

Cash invested: $86,800 (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 34482

• Rents YoY: 11.1%
• Active inventory: 670
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$181 /mo · $2,169/yr
• Insurance: −$129
• HOA: −$295
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-312

Break-even live

Break-even rent $2,823

Max offer price $254,800

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-225	+0% $-312	+5% $-400	+10% $-488
Rent	-10% $-504	-5% $-408	+0% $-312	+5% $-217	+10% $-121
Rate	-1.0pp $-156	-0.5pp $-234	base $-312	+0.5pp $-393	+1.0pp $-475

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5353 N US Highway 27 Ocala, FL	1.0–3.0	1.0–2.0	1169	$2,045	$1.75	22d	1	0.59mi
1632 NW 44th Court Rd Ocala, FL	4.0	3.0	2039	$2,200	$1.08	22d	1	0.74mi
1527 NW 57th Ct Unit 1 Ocala, FL	3.0	2.0	1460	$1,550	$1.06	22d	1	0.75mi
4530 NW 14th Loop Ocala, FL	3.0	2.5	1966	$2,250	$1.14	14d	1	0.83mi
4522 NW 14th Loop Ocala, FL	4.0	3.0	2028	$2,050	$1.01	14d	1	0.84mi
3384 NW 54th Ct Ocala, FL	2.0	2.5	1722	$2,300	$1.34	22d	1	0.86mi
5048 NW 35th St Ocala, FL	3.0	2.0	1552	$1,900	$1.22	14d	1	0.92mi
3441 NW 56th Ave Ocala, FL	3.0	3.0	2328	$2,800	$1.20	22d	1	0.92mi
5423 NW 35th Lane Rd Ocala, FL	2.0	2.0	1656	$3,200	$1.93	22d	1	1.00mi
4958 NW 35th Lane Rd Ocala, FL	4.0	2.0	1998	$3,000	$1.50	22d	1	1.19mi
4859 NW 35th Lane Rd Ocala, FL	2.0	2.0	1666	$2,495	$1.50	22d	1	1.25mi
4932 NW 39th Loop Ocala, FL	4.0	2.0	2036	$2,700	$1.33	22d	1	1.29mi
4122 NW 48th Terrace Rd Ocala, FL	2.0	2.0	1816	$1,999	$1.10	14d	1	1.38mi
4970 NW 39th Loop Ocala, FL	4.0	3.5	2843	$3,300	$1.16	14d	1	1.39mi
4743 NW 39th Street Rd Ocala, FL	3.0	2.0	1565	$2,500	$1.60	22d	1	1.40mi
5530 NW 40th Loop Ocala, FL	3.0	2.0	1622	$2,000	$1.23	22d	1	1.41mi
4110 NW 44th Cir Ocala, FL	3.0	2.0	1610	$2,400	$1.49	14d	1	1.47mi
4078 NW 44th Cir Ocala, FL	3.0	2.0	1504	$2,500	$1.66	22d	1	1.50mi

HOA detail

• Monthly dues: $295 · $3,540/yr

Listing history 17 events

1. 2026-06-21
   days on market $310,000 Active 44 DOM
2. 2026-06-18
   days on market $310,000 Active 41 DOM
3. 2026-06-17
   days on market $310,000 Active 40 DOM
4. 2026-06-16
   days on market $310,000 Active 39 DOM
5. 2026-06-15
   days on market $310,000 Active 38 DOM
6. 2026-06-14
   days on market $310,000 Active 36 DOM
7. 2026-06-13
   pricedays on market $310,000 Active 35 DOM
8. 2026-06-10
   days on market $324,750 Active 33 DOM
9. 2026-06-09
   days on market $324,750 Active 32 DOM
10. 2026-06-08
    days on market $324,750 Active 31 DOM
11. 2026-06-07
    days on market $324,750 Active 30 DOM
12. 2026-06-03
    days on market $324,750 Active 26 DOM
13. 2026-06-02
    days on market $324,750 Active 25 DOM
14. 2026-06-01
    days on market $324,750 Active 24 DOM
15. 2026-05-31
    days on market $324,750 Active 23 DOM
16. 2026-05-30
    days on market $324,750 Active 22 DOM
17. 2026-05-08
    listed $324,750 Active 3203-char remark

ⓘ 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: $2,169 · $181/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$404/yr (+$34/mo · 18.7%)

ⓘ 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 · 23 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: $29,135
• − Mortgage interest: −$17,365
• − Property taxes: −$2,169
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − HOA: −$3,540
• − Depreciation: −$9,018
• Taxable loss: −$9,168
• Est. tax savings @ 24.0%: +$2,200
• After-tax cash flow: $-1,549/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

-4.5% since first listed

2 events — show timeline

• 2026-06-12 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $324,750 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $2,169 · +12.8% YoY. Source: county tax records.