8732 CR 647 S · Nobleton, FL 33513

$169,900

3 bd · 1.0 ba · 945 sqft · Manufactured public records · 48 Days on market

Built 1973 0.25 ac lot

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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 +24.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming 3 bedroom, 1 bath home in the heart of Bushnell, where country living meets modern comfort. Recently remodeled, this inviting home features stylish laminate flooring throughout, fresh interior paint, and a brand-new refrigerator and range, making it truly move-in ready. The bright and airy living room is highlighted by large, picturesque windows that fill the space with beautiful natural sunlight, creating a warm and welcoming atmosphere. Step outside and enjoy the best of Florida living with a covered front porch that spans the entire length of the home, perfect for relaxing mornings or evening unwinding. Out back, a huge screened-in covered porch offers extended l

Key facts

• Covered front porch
• Durable metal roof
• Abundant storage

Tags

• COVERED FRONT PORCH
• HUGE SCREENED-IN COVERED PORCH
• ABUNDANT STORAGE
• SPACIOUS STORAGE SHED
• DURABLE METAL ROOF
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property zoned MH; Lot is approximately 0.25 acre (1/4 to less than 1/2 acre); Asphalt/paved road access; One well on the property

Exterior

• Utilities: Well water; Public sewer; Electricity connected and available; Water connected and available; Sewer available; Cable available
• Home design: Residential mobile home (double wide); One story; Faces southwest
• Construction: Frame construction with wood siding; Metal roof; Pillar/post/pier foundation; Built as a double wide mobile home
• Exterior features: Covered patio/porch; Deck; Enclosed porch; Front porch; Rear porch; Private mailbox; Storage; Chain-link fencing; Fruit trees and mature landscaping

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window cooling units
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/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: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#880 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Bushnell Elementary School (math 65% / reading 63%, grade B, #552 of 2,144 statewide, top 26%, 760 students, 61% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL).
• Market conditions: 99 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 8.2

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: 30.6%
• Equity multiple: 3.40×
• Total profit: $114,309
• Equity at exit: $153,059

10-year hold

• IRR: 26.5%
• Equity multiple: 7.71×
• Total profit: $319,305
• Equity at exit: $330,078

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 33513

• Home prices YoY: 12.8%
• Active inventory: 99
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $343

Break-even live

Break-even rent $1,291

Max offer price $169,900

Occupancy floor 75%

Sensitivity live

Price	-10% $439	-5% $391	+0% $343	+5% $295	+10% $247
Rent	-10% $207	-5% $275	+0% $343	+5% $411	+10% $479
Rate	-1.0pp $429	-0.5pp $386	base $343	+0.5pp $299	+1.0pp $254

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: —

Listing history 46 events

1. 2026-06-17
   status $169,900 Pending 48 DOM
2. 2026-06-17
   days on market $169,900 Active 48 DOM
3. 2026-06-16
   days on market $169,900 Active 47 DOM
4. 2026-06-15
   days on market $169,900 Active 46 DOM
5. 2026-06-14
   days on market $169,900 Active 44 DOM
6. 2026-06-13
   days on market $169,900 Active 43 DOM
7. 2026-06-10
   days on market $169,900 Active 41 DOM
8. 2026-06-09
   days on market $169,900 Active 40 DOM
9. 2026-06-08
   days on market $169,900 Active 39 DOM
10. 2026-06-07
    days on market $169,900 Active 38 DOM
11. 2026-06-02
    days on market $169,900 Active 33 DOM
12. 2026-06-01
    days on market $169,900 Active 32 DOM
13. 2026-05-31
    days on market $169,900 Active 31 DOM
14. 2026-05-30
    days on market $169,900 Active 30 DOM
15. 2026-05-01
    listed $169,900 Active
16. 2025-10-18
    historical
17. 2025-09-24
    status Active
18. 2025-09-24
    status Active
19. 2025-09-16
    status Pending
20. 2025-09-16
    status Pending
21. 2025-09-16
    historical
22. 2025-07-27
    price $187,000
23. 2025-07-27
    price $187,000
24. 2025-07-10
    price $189,000
25. 2025-07-10
    price $189,000
26. 2025-06-29
    price $191,000
27. 2025-06-29
    price $191,000
28. 2025-06-07
    listed $192,999 Active
29. 2025-06-07
    listed $192,999 Active
30. 2024-02-01
    soldstatus $179,900
31. 2024-01-16
    soldstatus $179,900 Closed
32. 2024-01-16
    soldstatus $179,900
33. 2024-01-16
    soldstatus $179,900 Closed
34. 2023-12-16
    status Pending
35. 2023-12-15
    status Pending
36. 2023-11-30
    listed $179,900 Active
37. 2023-11-29
    listed $179,900 Active
38. 2023-11-29
    listed $179,900
39. 2023-06-01
    soldstatus $80,000
40. 2019-03-28
    soldstatus $50,000
41. 2019-03-22
    soldstatus $50,000 Sold
42. 2019-02-22
    status Pending
43. 2019-02-02
    listed $54,900 Active
44. 2016-02-26
    soldstatus $10,000 Sold
45. 2016-02-04
    status Pending
46. 2016-01-28
    listed $10,000 Active

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$713/yr (+$59/mo · 102.3%)

ⓘ 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 5/10 Major
• 🌡 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: $20,702
• − Mortgage interest: −$9,517
• − Property taxes: −$697
• − Insurance: −$850
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$4,943
• Taxable income: $1,383
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,784/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 — Nobleton

• Score: 55/100
• State rank: #880
• US rank: #23567

Category grades

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

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

+1599.0% since first listed

32 events — show timeline

• 2026-05-01 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-24 Relisted — HCAR
• 2025-09-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Pending — HCAR
• 2025-09-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-16 Listing Removed — HCAR
• 2025-07-27 Price Changed $187,000 HCAR
• 2025-07-27 Price Changed $187,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $189,000 HCAR
• 2025-07-10 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-29 Price Changed $191,000 HCAR
• 2025-06-29 Price Changed $191,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-07 Listed $192,999 HCAR
• 2025-06-07 Listed $192,999 Stellar MLS as Distributed by MLS Grid
• 2024-02-01 Sold (Public Records) $179,900 Public Records
• 2024-01-16 Sold (MLS) $179,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-16 Sold (MLS) $179,900 St. Augustine and St. Johns County Board of REALTORS®
• 2024-01-16 Sold (MLS) $179,900 HCAR
• 2023-12-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-15 Pending — HCAR
• 2023-11-30 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-29 Listed $179,900 St. Augustine and St. Johns County Board of REALTORS®
• 2023-11-29 Listed $179,900 HCAR
• 2023-06-01 Sold (Public Records) $80,000 Public Records
• 2019-03-28 Sold (Public Records) $50,000 Public Records
• 2019-03-22 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-02 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2016-02-26 Sold (MLS) $10,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-01-28 Listed $10,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $697 · +8.1% YoY. Source: county tax records.