6085 SW 91st Way · Bushnell, FL 33513

$138,000

3 bd · 1.0 ba · 600 sqft · Manufactured public records · 1 Days on market

Built 1966

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Why this score? — see what drove the B 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 +25.6/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent rental potential. room for 2 mobile homes on additional lots.

Key facts

• Large garage
• Separate apartment
• Carport

Tags

• CORNER LOT
• SEPARATE APARTMENT
• WELL BUILT POOL
• LARGE GARAGE
• PATIO IN BACKYARD
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Cap rate 9.1% vs local median 4.2% in Bushnell — 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 58/100 on livability (#835 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D+, amenities F.
• Sumter (rural): math 61% / reading 61% proficiency, ranked #11 of 73 in FL (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 97 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($954 loan paydown + $14k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $138k implies a 689% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 3.48×
• Total profit: $95,989
• Equity at exit: $124,321

10-year hold

• IRR: 27.4%
• Equity multiple: 7.89×
• Total profit: $266,122
• Equity at exit: $268,104

Cash invested: $38,640 (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 33513

• Home prices YoY: 12.8%
• Active inventory: 97
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $328

Break-even live

Break-even rent $1,037

Max offer price $138,000

Occupancy floor 72%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2004-07-12
   soldstatus $17,500
2. 2004-07-09
   soldstatus $35,000 71-char remark

   Show marketing remark (71 chars)

   Excellent rental potential. room for 2 mobile homes on additional lots.

3. 2004-07-05
   historical 71-char remark

   Show marketing remark (71 chars)

   Excellent rental potential. room for 2 mobile homes on additional lots.

4. 2004-04-09
   listed $45,000 71-char remark

   Show marketing remark (71 chars)

   Excellent rental potential. room for 2 mobile homes on additional lots.

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$690/yr (+$58/mo · 151.6%)

ⓘ 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 ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,425
• − Mortgage interest: −$7,730
• − Property taxes: −$455
• − Insurance: −$690
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,015
• Taxable income: $1,747
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,517/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: Sumter
• NCES district ID: 1201800
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $48,240
• Composite: 51.74/100
• National rank: #1682
• State rank: #11 of 73 in FL

Livability — Bushnell

• Score: 58/100
• State rank: #835
• US rank: #20676

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,647

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 161,172 people
• By 2030: 180,083 · +11.7%
• By 2040: 209,892 · +30.2%
• By 2050: 234,186 · +45.3%
• By 2075: 284,602 · +76.6%
• By 2100: 317,039 · +96.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 10% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Chinese 1%

Political lean MEDSL · Sumter

• 2024 margin: Solid R (+37.6) · D 30.9% · R 68.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -27.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+36.1 2016: R+39.2 2012: R+34.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.29%
• Current HPI: 354.5531
• Rent YoY: —
• Metro: —
• 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

-61.1% since first listed

4 events — show timeline

• 2004-07-12 Sold (Public Records) $17,500 Public Records
• 2004-07-09 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-04-09 Listed $45,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $455 · +3.1% YoY. Source: county tax records.