48 S Bobwhite Rd · Wildwood, FL 34785

$134,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 259 Days on market

Built 1978 9,381 sqft lot Est $108k · 24% over $425/mo HOA · 29% of rent

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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 +10.8/30.0
• 1% rule +6.0/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live the serene Continental lifestyle! This recently updated Manufactured Home sits in the lovely Continental Country Club golf community with a view of the 8th green. In addition to great golf, CCC offers plenty of other activities, from crafts to jazz. Inviting large bay window in the great room, new floors and flooring, new plumbing from the floor up, fresh paint & new cabinet tops are some of the features of this nice home. A large screen porch is accessed from the great room, and on the other side of the home is a carport with storage and laundry hook-ups. The main bath has grab bars in the tub/shower, master bath has a roomy walk-in closet & shower. From the great room, dining and porch are peaceful views of the neighborhood and golf course. Dining has built-in storage, as does the 2nd bedroom. All in all, an outstanding place to live!

Key facts

• Open floor plan
• Vinyl flooring
• Screened lanai

Tags

• OPEN FLOOR PLAN
• REPLACED KITCHEN
• VINYL FLOORING
• SCREENED LANAI
• OVERSIZED LOT
• GOLF COURSE VIEWS

Property features AI

Finance

• Other: Lease restrictions apply; Partially furnished
• Financial info: Total monthly fees $425 (total annual fees $5,100)
• HOA & community: Has HOA (monthly fee $425); Association approval required; Association amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, basketball court, shuffleboard, recreation facilities, trails, gated security, management, maintenance of grounds, private road, cable TV, internet, trash; Community features: community mailbox, deed restrictions, dog park, golf (golf carts OK), pool, tennis courts; Senior community; Pets allowed; Association contact listed

Exterior

• Parking: Carport (2 spaces)
• Security: Gated community; 24-hour guard (included in HOA)
• Utilities: Public water; Public sewer (connected); Cable available; Public utilities
• Home design: Manufactured double-wide home; Single-story; Faces north
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Porch (screened); Boat ramp - private access to canal, lake, pond; Mature landscaping; Landscaped, oversized lot; Near golf course; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Sliding doors; Storage
• Laundry & utility: Washer; Dryer; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-61 ($-728/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (7.9% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.9% in Wildwood — 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 69/100 on livability (#471 in FL) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime A-; Watch: amenities F, commute F, employment D-.
• 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: Wildwood Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 940 students, 76% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 428 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.
• Current owner paid $60k; list at $135k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: 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 $118,712 (12.0% 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 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $108,480
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 S Bobwhite Rd	0.12mi	2/2.0	960 (0%)	2mo	$112,000	$117	93
111 Winterberry Ave	0.54mi	2/2.0	960 (0%)	0mo	$148,500	$155	75
110 Forest Blvd	0.28mi	2/2.0	1,056 (+10%)	3mo	$220,000	$208	68
4 Bobcat Trl	0.59mi	2/2.0	960 (0%)	8mo	$61,750	$64	65
40 Magnolia Ln	0.71mi	2/2.0	960 (0%)	5mo	$124,500	$130	63
108 Winterberry Ave	0.56mi	2/2.0	1,040 (+8%)	1mo	$70,000	$67	59
50 Seminole Path	0.74mi	2/2.0	964 (+0%)	9mo	$95,000	$99	57
16 Robin Rd	0.56mi	2/2.0	1,000 (+4%)	14mo	$72,500	$73	56
102 Robin Ln	0.64mi	2/2.0	1,040 (+8%)	4mo	$117,500	$113	53
116 Cypress Rd	0.63mi	2/2.0	1,040 (+8%)	5mo	$47,000	$45	52
106 Oak Blvd	0.72mi	2/2.0	828 (-14%)	7mo	$105,000	$127	38

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-25,739
• Equity at exit: $20,114

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-27,457
• Equity at exit: $11,664

Cash invested: $37,772 (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 34785

• Home prices YoY: -10.7%
• Rents YoY: 2.9%
• Active inventory: 428
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$56
• HOA: −$425
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-61

Break-even live

Break-even rent $1,563

Max offer price $124,184

Occupancy floor 99%

Sensitivity live

Price	-10% $16	-5% $-22	+0% $-61	+5% $-99	+10% $-137
Rent	-10% $-178	-5% $-119	+0% $-61	+5% $-2	+10% $57
Rate	-1.0pp $7	-0.5pp $-26	base $-61	+0.5pp $-96	+1.0pp $-131

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	23d	1	0.43mi

HOA detail

• Monthly dues: $425 · $5,100/yr

Listing history 36 events

1. 2026-06-22
   days on market $134,900 Active 259 DOM
2. 2026-06-19
   days on market $134,900 Active 257 DOM
3. 2026-06-18
   days on market $134,900 Active 256 DOM
4. 2026-06-17
   days on market $134,900 Active 255 DOM
5. 2026-06-16
   days on market $134,900 Active 254 DOM
6. 2026-06-15
   days on market $134,900 Active 253 DOM
7. 2026-06-14
   days on market $134,900 Active 251 DOM
8. 2026-06-13
   days on market $134,900 Active 250 DOM
9. 2026-06-10
   days on market $134,900 Active 248 DOM
10. 2026-06-09
    days on market $134,900 Active 247 DOM
11. 2026-06-08
    days on market $134,900 Active 246 DOM
12. 2026-06-07
    days on market $134,900 Active 245 DOM
13. 2026-06-02
    days on market $134,900 Active 240 DOM
14. 2026-06-01
    days on market $134,900 Active 239 DOM
15. 2026-05-31
    days on market $134,900 Active 238 DOM
16. 2026-05-30
    days on market $134,900 Active 237 DOM
17. 2026-03-03
    status Active
18. 2026-03-02
    historical
19. 2026-02-27
    price $134,900
20. 2026-01-06
    price $139,900
21. 2025-10-14
    status Active
22. 2025-10-14
    price $149,900
23. 2025-09-11
    status Active
24. 2025-09-08
    status Pending
25. 2025-09-02
    listed $139,000 Active
26. 2025-06-18
    historical
27. 2025-05-26
    price $159,900
28. 2025-04-24
    listed $169,900 Active
29. 2019-07-19
    soldstatus $60,000 Sold 866-char remark

    Show marketing remark (866 chars)

    Live the serene Continental lifestyle! This recently updated Manufactured Home sits in the lovely Continental Country Club golf community with a view of the 8th green. In addition to great golf, CCC offers plenty of other activities, from crafts to jazz. Inviting large bay window in the great room, new floors and flooring, new plumbing from the floor up, fresh paint & new cabinet tops are some of the features of this nice home. A large screen porch is accessed from the great room, and on the other side of the home is a carport with storage and laundry hook-ups. The main bath has grab bars in the tub/shower, master bath has a roomy walk-in closet & shower. From the great room, dining and porch are peaceful views of the neighborhood and golf course. Dining has built-in storage, as does the 2nd bedroom. All in all, an outstanding place to live!

30. 2019-07-19
    soldstatus $60,000

    Show marketing remark (866 chars)

    Live the serene Continental lifestyle! This recently updated Manufactured Home sits in the lovely Continental Country Club golf community with a view of the 8th green. In addition to great golf, CCC offers plenty of other activities, from crafts to jazz. Inviting large bay window in the great room, new floors and flooring, new plumbing from the floor up, fresh paint & new cabinet tops are some of the features of this nice home. A large screen porch is accessed from the great room, and on the other side of the home is a carport with storage and laundry hook-ups. The main bath has grab bars in the tub/shower, master bath has a roomy walk-in closet & shower. From the great room, dining and porch are peaceful views of the neighborhood and golf course. Dining has built-in storage, as does the 2nd bedroom. All in all, an outstanding place to live!

31. 2019-05-22
    status Pending 866-char remark

    Show marketing remark (866 chars)

    Live the serene Continental lifestyle! This recently updated Manufactured Home sits in the lovely Continental Country Club golf community with a view of the 8th green. In addition to great golf, CCC offers plenty of other activities, from crafts to jazz. Inviting large bay window in the great room, new floors and flooring, new plumbing from the floor up, fresh paint & new cabinet tops are some of the features of this nice home. A large screen porch is accessed from the great room, and on the other side of the home is a carport with storage and laundry hook-ups. The main bath has grab bars in the tub/shower, master bath has a roomy walk-in closet & shower. From the great room, dining and porch are peaceful views of the neighborhood and golf course. Dining has built-in storage, as does the 2nd bedroom. All in all, an outstanding place to live!

32. 2019-05-02
    price $63,000 866-char remark

    Show marketing remark (866 chars)

    Live the serene Continental lifestyle! This recently updated Manufactured Home sits in the lovely Continental Country Club golf community with a view of the 8th green. In addition to great golf, CCC offers plenty of other activities, from crafts to jazz. Inviting large bay window in the great room, new floors and flooring, new plumbing from the floor up, fresh paint & new cabinet tops are some of the features of this nice home. A large screen porch is accessed from the great room, and on the other side of the home is a carport with storage and laundry hook-ups. The main bath has grab bars in the tub/shower, master bath has a roomy walk-in closet & shower. From the great room, dining and porch are peaceful views of the neighborhood and golf course. Dining has built-in storage, as does the 2nd bedroom. All in all, an outstanding place to live!

33. 2018-05-07
    listed $72,000 Active 866-char remark

    Show marketing remark (866 chars)

    Live the serene Continental lifestyle! This recently updated Manufactured Home sits in the lovely Continental Country Club golf community with a view of the 8th green. In addition to great golf, CCC offers plenty of other activities, from crafts to jazz. Inviting large bay window in the great room, new floors and flooring, new plumbing from the floor up, fresh paint & new cabinet tops are some of the features of this nice home. A large screen porch is accessed from the great room, and on the other side of the home is a carport with storage and laundry hook-ups. The main bath has grab bars in the tub/shower, master bath has a roomy walk-in closet & shower. From the great room, dining and porch are peaceful views of the neighborhood and golf course. Dining has built-in storage, as does the 2nd bedroom. All in all, an outstanding place to live!

34. 1994-12-29
    soldstatus $55,000
35. 1985-01-01
    soldstatus $56,000
36. 1978-10-01
    soldstatus $9,000

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$563/yr (+$47/mo · 101.0%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,839
• − Mortgage interest: −$7,556
• − Property taxes: −$557
• − Insurance: −$674
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − HOA: −$5,100
• − Depreciation: −$3,924
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $-49/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 — Wildwood

• Score: 69/100
• State rank: #471
• US rank: #8500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sumter County · 110,591 people
• City population: 21,568
• Metro: The Villages, FL
• Population (ZIP): 21,568
• Household income: $66,136
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 730.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 29% Hispanic / Latino 14% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -32.14%
• Current HPI: 267.9137
• Rent YoY: ▲ 2.85%
• Metro: The Villages, 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

+1398.9% since first listed

20 events — show timeline

• 2026-03-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-26 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-24 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2019-07-19 Sold (Public Records) $60,000 Public Records
• 2019-07-19 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-02 Price Changed $63,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-07 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 1994-12-29 Sold (Public Records) $55,000 Public Records
• 1985-01-01 Sold (Public Records) $56,000 Public Records
• 1978-10-01 Sold (Public Records) $9,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $557 · +2.0% YoY. Source: county tax records.