Palm Beach - Limited Series Plan · Ocala, FL 34476

$169,900

3 bd · 2.0 ba · 1,356 sqft · Manufactured · 157 Days on market

Manufactured home 55+ age-restricted Excellent condition

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Appreciation +2.5/10.0
• Rent growth +1.9/5.0
• Manufactured-home adj. -3.0

Listing remarks

55+ age qualified community. COMING SOON! Currently under construction. Welcome to Oak Bend, a 55+ age-qualified active and vibrant community, where your dream home is coming to life. We are excited to offer a stunning, brand new, beautiful, 2026 3 bed, 2 bath home for sale, featuring approximately 1355 sq ft of thoughtfully designed living space. Located in Ocala, this soon-to-be-completed property will offer the perfect blend of modern design and timeless comfort. Construction is underway, and soon you'll be able to step inside and experience an open-concept floor plan, high ceilings, natural light.

Key facts

• Custom cabinetry
• Modern design
• Natural light

Tags

• UNDER CONSTRUCTION
• MODERN DESIGN
• OPEN-CONCEPT FLOOR PLAN
• NATURAL LIGHT
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY

🏗️ New construction. The $169,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $385,919.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (21.1% below list).
• Recommended offer: $134k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 1.3% vs local median 4.2% in Ocala — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Hammett Bowen Jr. Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 867 students, 54% 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).
• Market conditions: Rents soft (-2.6%/yr); 1194 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 157 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,058 (21.1% 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 157 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
8. 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.
9. 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.
10. 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: 0.35% ✗
• Cap rate: 1.29%
• Cash-on-cash: -17.86%
• DSCR: 0.21
• GRM: 24.0

CMA / ARV

• ARV (median comp): $385,919
• List price: $169,900
• Delta: -55.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9745 SW 30th Ter	0.97mi	3/2.0	1,416 (+4%)	4mo	$199,900	$141	54
9400 SW 30th Ave	1.30mi	3/2.0	1,377 (+2%)	11mo	$182,000	$132	53
9850 SW 27th Ave	0.82mi	3/2.0	1,403 (+4%)	10mo	$160,000	$114	51
9529 SW 30th Ave	1.17mi	3/2.0	1,344 (-1%)	18mo	$86,500	$64	48
8422 SW 41st Cir	1.35mi	3/2.0	1,263 (-7%)	9mo	$225,000	$178	46
10891 SW 41st Ave	1.13mi	3/2.0	1,446 (+7%)	13mo	$304,990	$211	43
9731 SW 32nd Ct	1.01mi	3/2.0	1,100 (-19%)	2mo	$198,000	$180	38
10498 SW 18th Ter	0.83mi	3/2.0	1,512 (+12%)	12mo	$625,000	$413	36
3859 SW 109th Ln	1.03mi	3/2.0	1,621 (+20%)	6mo	$264,599	$163	35
9494 SW 31st Ct	1.24mi	3/1.0	1,475 (+9%)	21mo	$244,900	$166	29
4272 SW 108th Ln	1.36mi	3/2.0	1,689 (+25%)	16mo	$277,000	$164	27
1744 SW 108th Ln Unit B	0.97mi	2/2.0 (-1)	1,166 (-14%)	16mo	$105,000	$90	23

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: -54.9%
• Equity multiple: -0.56×
• Total profit: $-168,854
• Equity at exit: $57,542

10-year hold

• IRR: —
• Equity multiple: -1.72×
• Total profit: $-294,006
• Equity at exit: $33,367

Cash invested: $108,057 (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 →

Active competition Active MLS

• For sale now: 23 active
• Median asking: $165,850 ($122/sqft)
• Median days on market: 6 d
• This list price: 65% of active listings are priced below it
• ARV vs active asking: +132.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34476

• Rents YoY: -2.6%
• Active inventory: 1194
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$2,024
• Tax est. 1.5%: −$482 /mo · $5,789/yr
• Insurance: −$161
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-1,608

Break-even live

Break-even rent $3,376

Max offer price $153,247

Occupancy floor —

Sensitivity live

Price	-10% $-1,341	-5% $-1,475	+0% $-1,608	+5% $-1,741	+10% $-1,875
Rent	-10% $-1,714	-5% $-1,661	+0% $-1,608	+5% $-1,555	+10% $-1,502
Rate	-1.0pp $-1,414	-0.5pp $-1,510	base $-1,608	+0.5pp $-1,708	+1.0pp $-1,810

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: $96,480
• Closing costs: $11,578
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3035 SW 108th Pl Ocala, FL	3.0	2.0	1404	$1,399	$1.00	117d	1	0.33mi
10948 SW 18th Ter Apt D Ocala, FL	2.0	2.0	900	$1,300	$1.44	117d	1	0.85mi
1836 SW 109th Pl Ocala, FL	2.0	1.0	899	$1,150	$1.28	117d	1	0.87mi
1658 SW 108th Ln #1 Ocala, FL	3.0	2.0	1080	$1,550	$1.44	117d	1	1.02mi
1624 SW 109th Pl Unit B Ocala, FL	2.0	2.0	991	$1,200	$1.21	6d	1	1.06mi
3085 SW 97th St Unit 2 Ocala, FL	2.0	1.0	960	$1,049	$1.09	109d	1	1.07mi
3093 SW 108th Pl Ocala, FL	3.0	2.0	1356	$1,499	$1.11	6d	1	1.09mi
9975 SW 39th Ter Ocala, FL	4.0	2.0	1873	$2,295	$1.23	109d	1	1.32mi
10384 SW 41st Ct Ocala, FL	3.0	2.0	1739	$2,200	$1.27	6d	1	1.35mi

Property features AI

Finance

• Financial info: List price $169,900

Exterior

• Home design: Single-family planInventory type: Plan
• Exterior features: Located at 10620 S West 27th Ave, Ocala FL 34476

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan model home: Palm Beach - Limited Series

Listing history 50 events

1. 2026-09-24
   days on market $169,900 Active 157 DOM
2. 2026-09-24
   days on market $169,900 Active 156 DOM
3. 2026-09-21
   days on market $169,900 Active 154 DOM
4. 2026-09-20
   days on market $169,900 Active 153 DOM
5. 2026-09-18
   days on market $169,900 Active 151 DOM
6. 2026-09-17
   days on market $169,900 Active 150 DOM
7. 2026-09-16
   days on market $169,900 Active 149 DOM
8. 2026-09-15
   days on market $169,900 Active 148 DOM
9. 2026-09-14
   days on market $169,900 Active 147 DOM
10. 2026-09-13
    days on market $169,900 Active 146 DOM
11. 2026-09-12
    days on market $169,900 Active 145 DOM
12. 2026-09-11
    days on market $169,900 Active 144 DOM
13. 2026-09-05
    days on market $169,900 Active 138 DOM
14. 2026-09-04
    days on market $169,900 Active 137 DOM
15. 2026-09-03
    days on market $169,900 Active 136 DOM
16. 2026-08-31
    days on market $169,900 Active 133 DOM
17. 2026-08-30
    days on market $169,900 Active 132 DOM
18. 2026-08-29
    days on market $169,900 Active 131 DOM
19. 2026-08-28
    days on market $169,900 Active 130 DOM
20. 2026-08-27
    days on market $169,900 Active 129 DOM
21. 2026-08-25
    days on market $169,900 Active 127 DOM
22. 2026-08-24
    days on market $169,900 Active 126 DOM
23. 2026-08-23
    days on market $169,900 Active 125 DOM
24. 2026-08-22
    days on market $169,900 Active 124 DOM
25. 2026-08-20
    days on market $169,900 Active 122 DOM
26. 2026-08-19
    days on market $169,900 Active 121 DOM
27. 2026-08-14
    days on market $169,900 Active 119 DOM
28. 2026-08-13
    days on market $169,900 Active 118 DOM
29. 2026-08-12
    days on market $169,900 Active 117 DOM
30. 2026-08-11
    days on market $169,900 Active 116 DOM
31. 2026-08-10
    days on market $169,900 Active 115 DOM
32. 2026-08-09
    days on market $169,900 Active 114 DOM
33. 2026-08-08
    days on market $169,900 Active 113 DOM
34. 2026-08-07
    days on market $169,900 Active 112 DOM
35. 2026-08-06
    days on market $169,900 Active 111 DOM
36. 2026-08-05
    days on market $169,900 Active 110 DOM
37. 2026-08-03
    days on market $169,900 Active 108 DOM
38. 2026-07-31
    days on market $169,900 Active 105 DOM
39. 2026-07-30
    days on market $169,900 Active 104 DOM
40. 2026-07-29
    days on market $169,900 Active 103 DOM
41. 2026-07-27
    days on market $169,900 Active 101 DOM
42. 2026-07-25
    days on market $169,900 Active 99 DOM
43. 2026-07-23
    days on market $169,900 Active 97 DOM
44. 2026-07-22
    days on market $169,900 Active 96 DOM
45. 2026-07-21
    days on market $169,900 Active 95 DOM
46. 2026-07-18
    days on market $169,900 Active 92 DOM
47. 2026-07-16
    days on market $169,900 Active 90 DOM
48. 2026-07-16
    days on market $169,900 Active 89 DOM
49. 2026-07-14
    days on market $169,900 Active 88 DOM
50. 2026-07-13
    days on market $169,900 Active 87 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,087
• − Mortgage interest: −$21,617
• − Property taxes: −$5,789
• − Insurance: −$1,930
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$11,227
• Taxable loss: −$27,050
• Est. tax savings @ 24.0%: +$6,492
• After-tax cash flow: $-12,803/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This 55+ age-qualified community offers a brand new, move-in-ready home with excellent condition and no immediate repairs needed. Upgrades in landscaping and interior paint would further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior and interior — Fresh paint improves appearance and value ↑
• Resale Upgrading appliances in kitchen — Modern appliances attract more buyers ↑
• Resale Upgrading fixtures in bathrooms — Modern fixtures enhance appeal and value ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Hammett Bowen Jr. Elementary School C+ FL #832/2,144 Nat'l #9,382/41,679 Middle Horizon Academy At Marion Oaks F FL #405/571 Nat'l #7,065/14,009 High West Port High School F FL #255/667 Nat'l #7,439/17,239

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

C Composite livability gradescore 69/100

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 · 365,905 people
• City population: 26,397
• Metro: Ocala, FL
• Population (ZIP): 28,997
• Household income: $65,860
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 13% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Cuban 3%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1% German/W. Germanic 1%

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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: ▼ -105.22%
• Current HPI: 189.0869
• Rent YoY: ▼ -2.57%
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $169,900

Exterior

• Home design: Single-family planInventory type: Plan
• Exterior features: Located at 10620 S West 27th Ave, Ocala FL 34476

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan model home: Palm Beach - Limited Series