119 N West St · Bushnell, FL 33513

$214,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 171 Days on market

Built 1969 0.41 ac lot Est $286k · 25% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• Schools +5.2/10.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Auction Property. Looking for a great opportunity? Look no more! This single family 3 bed, 2 bath home has approximately 1,600 square feet of living space on a 17,981 square foot lot in close proximity to downtown Douglas. Property is sold “as is” with NO property disclosures, NO inspection reports, NO interior photos, NO lease in place, NO access- The seller does not represent or guarantee occupancy status. NO VIEWINGS of this property. Please DO NOT DISTURB the occupant. Buyer is responsible for obtaining possession of the property upon closing.

Key facts

• 0.41 acre lot
• Built 1969
• Listed 170 days

Property features AI

Finance

• Other: Lot size about 0.41 acres (approximately 1/4 to less than 1/2 acre)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; One story; Faces west; Residential property
• Construction: Brick construction; Shingle roof; Other foundation
• Exterior features: Paved road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No interior features listed
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (13.4% below list).
• Recommended offer: $185k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 $23k of equity ($1k loan paydown + $21k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $165k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,380 (13.4% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.87% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $286,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 W Palm Ave	0.53mi	3/2.0	1,482 (-7%)	6mo	$265,000	$179	58
212 W Noble Ave	0.36mi	2/2.0 (-1)	1,642 (+3%)	20mo	$460,000	$280	57
1423 CR 604	0.65mi	3/2.0	1,475 (-8%)	22mo	$260,000	$176	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $125,421
• Equity at exit: $192,788

10-year hold

• IRR: 23.1%
• Equity multiple: 7.04×
• Total profit: $362,182
• Equity at exit: $415,755

Cash invested: $59,920 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $140

Break-even live

Break-even rent $1,676

Max offer price $214,000

Occupancy floor 87%

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $214,000 Active 171 DOM
2. 2026-06-18
   days on market $214,000 Active 170 DOM
3. 2026-06-17
   days on market $214,000 Active 169 DOM
4. 2026-06-16
   days on market $214,000 Active 168 DOM
5. 2026-06-15
   days on market $214,000 Active 167 DOM
6. 2026-06-14
   days on market $214,000 Active 165 DOM
7. 2026-06-13
   days on market $214,000 Active 164 DOM
8. 2026-06-10
   days on market $214,000 Active 162 DOM
9. 2026-06-09
   days on market $214,000 Active 161 DOM
10. 2026-06-08
    days on market $214,000 Active 160 DOM
11. 2026-06-07
    days on market $214,000 Active 159 DOM
12. 2026-06-02
    days on market $214,000 Active 154 DOM
13. 2026-06-01
    days on market $214,000 Active 153 DOM
14. 2026-05-31
    days on market $214,000 Active 152 DOM
15. 2026-05-30
    days on market $214,000 Active 151 DOM
16. 2026-04-14
    price $214,000
17. 2026-03-30
    price $219,000
18. 2026-03-11
    price $225,200
19. 2026-02-23
    price $232,900
20. 2026-02-05
    price $243,200
21. 2026-01-20
    price $256,000
22. 2025-12-30
    listed $271,400 Active
23. 2006-01-13
    soldstatus $165,000
24. 2005-06-16
    soldstatus $105,000

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $1,776 · $148/mo
• Expected delta: +$423/yr (+$35/mo · 31.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $22,246
• − Mortgage interest: −$11,987
• − Property taxes: −$1,353
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$6,225
• Taxable loss: −$1,950
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $2,152/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

• Census place: Bushnell, FL
• 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

+103.8% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $214,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $225,200 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $232,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $243,200 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $256,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Listed $271,400 Stellar MLS as Distributed by MLS Grid
• 2006-01-13 Sold (Public Records) $165,000 Public Records
• 2005-06-16 Sold (Public Records) $105,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,353 · +4.6% YoY. Source: county tax records.