10980 SW 62nd Ave · Liberty Triangle, FL 34476

$169,900

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 305 Days on market

Built 1989 0.25 ac lot Est $273k · 38% under $114/mo HOA · 6% of rent

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Why this score? — see what drove the C+ 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 +21.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.9/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to easy living in the beautiful 55+ Spruce Creek community! This spacious 3-bedroom, 2-bath home sits on a prime corner lot and features a desirable split floor plan, a large Florida room for year-round enjoyment, and a covered rear porch—perfect for your morning coffee or evening relaxation. The open kitchen now includes brand-new stainless steel appliances, offering a modern touch and added convenience for everyday living. You’ll also appreciate the attached 2-car garage and additional storage room for all your hobbies and essentials. Spruce Creek offers residents a vibrant lifestyle with endless activities and clubs. Enj

Key facts

• 0.25 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Property type: Residential (single family); Zoning: R3; Lot dimensions approximately 101 x 107; Total acreage between 1/4 and less than 1/2 acre; Planned unit development
• Financial info: Lease restrictions apply
• HOA & community: HOA named Wayne Royce with required monthly fee ($114.56) covering pool, management, recreational facilities and trash; Community clubhouse, fitness center and pool; Deed-restricted community; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 22) with garage door opener; Driveway; Oversized and tandem parking options
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces east
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Covered, enclosed front and rear porches; Porch; Sliding doors; Storage; Rain gutters; Corner lot on a cul-de-sac; Oversized, paved lot

Interior

• Kitchen: Dishwasher; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: L-shaped dining area; Split bedroom floor plan; Walk-in closets; Blinds on windows; Florida room; Wood-burning fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.5% in Liberty Triangle — 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 C — 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 (-2.6%/yr); 852 active listings in the ZIP; 7 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 37% 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 $1k of loan paydown is wiped out by about $5k 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 305 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $45k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $170k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.21% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $273,154
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5900 SW 111th Place Rd	0.34mi	3/2.0	1,526 (0%)	2mo	$235,000	$154	83
6002 SW 107th St	0.32mi	3/2.0	1,478 (-3%)	2mo	$280,000	$189	78
10987 SW 69th Cir	0.46mi	2/2.0 (-1)	1,578 (+3%)	1mo	$257,000	$163	67
6679 SW 112th St	0.51mi	2/2.0 (-1)	1,596 (+5%)	6mo	$264,900	$166	58
10501 SW 60th Ter	0.52mi	3/2.0	1,699 (+11%)	4mo	$224,900	$132	54
6899 SW 111th Loop	0.72mi	2/2.0 (-1)	1,568 (+3%)	4mo	$280,000	$179	54
6533 SW 107th Pl	0.44mi	2/2.0 (-1)	1,304 (-14%)	3mo	$172,500	$132	48
6870 SW 112th St	0.69mi	2/2.0 (-1)	1,425 (-7%)	5mo	$210,500	$148	47
14285 SW 60th Ter	0.73mi	3/2.0	1,445 (-5%)	13mo	$287,500	$199	46
6871 SW 111th Loop	0.68mi	3/2.0	1,656 (+8%)	16mo	$315,000	$190	41
11635 SW 65th Avenue Rd	0.68mi	4/2.0 (+1)	1,722 (+13%)	1mo	$367,000	$213	41
14863 SW 60th Ter	0.73mi	3/2.0	1,315 (-14%)	11mo	$270,000	$205	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.55×
• Total profit: $-21,314
• Equity at exit: $25,333

10-year hold

• IRR: -10.5%
• Equity multiple: 0.46×
• Total profit: $-25,523
• Equity at exit: $14,690

Cash invested: $47,572 (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 34476

• Rents YoY: -2.6%
• Active inventory: 852
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$891
• Tax from tax record: −$290 /mo · $3,475/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$114
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $189

Break-even live

Break-even rent $1,812

Max offer price $169,900

Occupancy floor 86%

Sensitivity live

Price	-10% $285	-5% $237	+0% $189	+5% $141	+10% $93
Rent	-10% $27	-5% $108	+0% $189	+5% $270	+10% $351
Rate	-1.0pp $275	-0.5pp $232	base $189	+0.5pp $145	+1.0pp $100

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10912 SW 69th Cir Ocala, FL	2.0	2.0	1169	$1,600	$1.37	21d	1	0.36mi
11302 SW 62nd Cir Ocala, FL	3.0	2.0	1526	$2,095	$1.37	21d	1	0.37mi
14173 SW 60th Ter Unit 2 Ocala, FL	2.0	2.0	1127	$1,450	$1.29	21d	1	0.38mi
6367 SW 117th Street Rd Ocala, FL	3.0	2.0	1602	$2,650	$1.65	21d	1	0.60mi
15062 SW 63rd Ct Ocala, FL	4.0	2.5	1560	$1,850	$1.19	21d	1	1.04mi
10417 SW 52nd Ct Ocala, FL	3.0	2.0	1577	$1,995	$1.27	14d	1	1.11mi
6035 SW 98th Street Rd Ocala, FL	2.0	2.0	1494	$1,650	$1.10	14d	1	1.14mi

HOA detail

• Monthly dues: $114 · $1,368/yr

Listing history 22 events

1. 2026-06-09
   status $169,900 Pending 305 DOM
2. 2026-06-08
   days on market $169,900 Active 305 DOM
3. 2026-06-07
   days on market $169,900 Active 304 DOM
4. 2026-06-03
   days on market $169,900 Active 300 DOM
5. 2026-06-02
   days on market $169,900 Active 299 DOM
6. 2026-05-31
   days on market $169,900 Active 297 DOM
7. 2026-05-30
   days on market $169,900 Active 296 DOM
8. 2026-05-20
   status Active
9. 2026-05-14
   status Pending
10. 2026-05-04
    price $169,900
11. 2026-05-01
    status Active
12. 2026-04-30
    historical
13. 2026-03-10
    price $179,900
14. 2026-01-23
    price $189,900
15. 2025-10-07
    price $199,900
16. 2025-08-20
    price $204,900
17. 2025-07-31
    listed $214,900 Active
18. 2025-07-23
    historical
19. 2025-07-10
    price $214,900
20. 2025-06-05
    price $224,900
21. 2025-05-04
    listed $229,900 Active
22. 1989-11-01
    soldstatus $73,411

ⓘ 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: $3,475 · $290/mo
• Projected year-2 tax: $3,475 · $290/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,621
• − Mortgage interest: −$9,517
• − Property taxes: −$3,475
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$1,368
• − Depreciation: −$4,943
• Taxable loss: −$268
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,333/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 — Liberty Triangle

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

Census & demographics

• Census place: Liberty Triangle, FL
• County: Marion County · 315,796 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: 204.0

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 0.55)
• 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%

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

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

+131.4% since first listed

15 events — show timeline

• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $204,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-04 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 1989-11-01 Sold (Public Records) $73,411 Public Records

Property tax history

+15.5%/yr

Latest (2025): $3,475 · +5.7% YoY. Source: county tax records.