Real Estate Investing in Belleview, Florida (34420)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 34420 (Belleview, FL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.5% of homes vacant — above national norms.
What’s happening in Belleview, FL (34420)?
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Market Analysis: 34420 Belleview
ZIP 34420 inside Marion County looks affordable on the surface — median value of $246K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 34420 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader FL picture, 34420 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 34420 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 34420 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Belleview:
Property Strategy for 34420
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $175,503 | $1,200 | 4.9% | +10.0% | $87,752 |
| 3BR | $246,010 | $1,530 | 4.5% | +9.2% | $82,003 |
| 4BR | $325,352 | $1,650 | 3.7% | +8.3% | $81,338 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 34420 Compare?
| Metric | 34420 | Belleview | Ocala, FL | Florida |
|---|---|---|---|---|
| Home Value | $245,725 | $245,725 | N/A | $374,697 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 7.4% |
| Avg Rent | $1,625 | $1,625 | N/A | - |
| Cap Rate | 5.2% | 5.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 34420 (Belleview, FL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $245,725 |
| Monthly Rent | $1,625 |
| Price-to-Rent | 12.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.2% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 Rent Trends
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 34420
Population: 19,167
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 34420
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,115 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the rental occupancy rate in Belleview, FL?
Occupancy in Belleview, FL runs even-keeled with elevated vacancy. Well-priced units at $1,625/mo lease on reasonable timelines.
How qualified is the tenant pool in Belleview, FL?
Expect a solid tenant pool in Belleview, FL. The rental market absorbs $1,625/mo rents without meaningful friction.
What is the investability score for Belleview, FL?
Belleview, FL sits at an investability rating of 3.0/5, with median home values near $246K and average rents around $1,625/mo. That combination puts it in the durable tier for investor interest.
What is it like being a landlord in Belleview, FL?
FL ranks as a landlord-friendly state for landlord-tenant law. Belleview generally follows the statewide framework, so landlords face reasonable operating rules.
How much does a house cost in Belleview, FL?
In Belleview, FL the median home value sits at $246K. Against the broader FL market, that reads as reasonable for most investors.
You know 34420 now. You don’t know where it ranks.
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How 34420 ranks in Ocala, FL
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