24 N Bobwhite Rd · Wildwood, FL 34785

$135,000

2 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 15 Days on market

Built 1979 8,605 sqft lot Est $156k · 14% under $361/mo HOA · 22% of rent

---

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 +17.4/30.0
• ARV discount +13.7/15.0
• 1% rule +7.3/10.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION. .. LOOK NO FURTHER, FURNISHED 2/2 HOME WITH FLORIDA ROOM AND SCREEN PORCH. THIS HOME HAS A SPACIOUS FLOOR PLAN WITH LOTS OF STORAGE. HOME IS LOCATED IN VERY ACTIVE GATED GOLF COMMUNITY WITH LOTS OF FUN AND ACTIVITIES. THIS HOME IS NEAR THE VILLAGES OF BROWNWOOD, DOCTORS, SHOPPING, DINING AND DANCING. PLEASE CALL TODAY FOR YOUR PRIVATE VIEWING. HOME COMES WITH RESIDENT OWNER CERTIFICATE TOO. .. .

Key facts

• Screen room
• Newer flooring
• Florida room

Tags

• NEWER WINDOWS
• NEWER FLOORING
• UPDATED SUBFLOORING
• FLORIDA ROOM
• SCREEN ROOM
• GOLF CART PARKING

Property features AI

Finance

• Other: Association fee frequency: Monthly; Association approval required for purchase
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (John R) with required approval; Monthly HOA fee of $361.42; HOA fees include guard service, cable TV, internet, pool, maintenance of grounds, management, private road, recreational facilities, security, trash, escrow reserves and other services; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball, basketball, shuffleboard, spa/hot tub, trails, storage, dog park; wheelchair accessible; deed restrictions; buyer approval required; golf and golf cart friendly

Exterior

• Parking: Has carport (1 space)
• Security: Gated community (association amenity); 24-hour guard included in HOA services
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Water and sewer available and connected; Internet available; Trash service included in HOA
• Home design: Manufactured double wide home; One level; Faces northeast; Residential property
• Construction: Metal roof; Other construction materials; Built on crawlspace
• Exterior features: Other exterior features; Asphalt road access; Located on Lake Okahumpka (no water access or view indicated)

Interior

• Kitchen: Refrigerator; Other
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features
• Laundry & utility: Washer; Dryer; Laundry located outside; Electric water heater

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 $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: schools 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.
• Market conditions: Rents rising (+2.9%/yr); 422 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $70k; list at $135k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $156,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Golfview Trl	0.12mi	2/2.0	1,152 (-2%)	2mo	$140,000	$122	89
11 S Bobwhite Rd	0.27mi	2/2.0	1,152 (-2%)	1mo	$165,000	$143	83
72 Seminole Path	0.22mi	2/2.0	1,144 (-3%)	7mo	$70,000	$61	79
41 Seminole Path	0.21mi	2/2.0	1,152 (-2%)	10mo	$49,000	$43	79
8 S Bobwhite	0.26mi	2/2.0	1,248 (+6%)	2mo	$123,450	$99	76
46 Seminole Path	0.22mi	2/2.0	1,248 (+6%)	8mo	$171,000	$137	72
17 Seminole Path	0.30mi	2/2.0	1,296 (+10%)	0mo	$162,000	$125	68
178 Big Oak Ln	0.18mi	2/2.0	1,056 (-10%)	7mo	$162,500	$154	68
22 Big Oak Ln	0.58mi	2/2.0	1,144 (-3%)	5mo	$152,000	$133	64
108 Big Oak Ln	0.28mi	2/2.0	1,344 (+14%)	3mo	$180,000	$134	60
13 Seminole Path	0.30mi	2/2.0	1,352 (+15%)	2mo	$175,000	$129	59
110 Forest Blvd	0.63mi	2/2.0	1,056 (-10%)	3mo	$220,000	$208	52

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-15,413
• Equity at exit: $20,129

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-5,257
• Equity at exit: $11,672

Cash invested: $37,800 (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: 422
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$56
• HOA: −$361
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $102

Break-even live

Break-even rent $1,534

Max offer price $135,000

Occupancy floor 89%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	20d	1	0.89mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	20d	1	0.97mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	20d	1	1.47mi

HOA detail

• Monthly dues: $361 · $4,332/yr
• Likely covers: security

Listing history 12 events

1. 2026-06-19
   days on market $135,000 Active 15 DOM
2. 2026-06-18
   days on market $135,000 Active 14 DOM
3. 2026-06-17
   days on market $135,000 Active 13 DOM
4. 2026-06-16
   days on market $135,000 Active 12 DOM
5. 2026-06-15
   days on market $135,000 Active 11 DOM
6. 2026-06-14
   days on market $135,000 Active 9 DOM
7. 2026-06-13
   days on market $135,000 Active 8 DOM
8. 2026-06-10
   days on market $135,000 Active 6 DOM
9. 2026-06-09
   days on market $135,000 Active 5 DOM
10. 2026-06-08
    days on market $135,000 Active 4 DOM
11. 2026-06-07
    remarks 693-char remark
12. 2026-06-07
    listed $135,000 Active 3 DOM

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$79/yr (+$7/mo · 7.6%)

ⓘ 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 4/10 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: $19,965
• − Mortgage interest: −$7,562
• − Property taxes: −$1,042
• − Insurance: −$675
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − HOA: −$4,332
• − Depreciation: −$3,927
• Taxable loss: −$768
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $1,412/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

+1321.1% since first listed

19 events — show timeline

• 2026-06-04 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-28 Sold (Public Records) $70,000 Public Records
• 2022-04-15 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-09 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-29 Price Changed $97,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-11-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-03 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-25 Sold (Public Records) $73,000 Public Records
• 2004-11-17 Sold (Public Records) $52,000 Public Records
• 1995-11-28 Sold (Public Records) $46,700 Public Records
• 1979-11-01 Sold (Public Records) $9,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,042 · +1.9% YoY. Source: county tax records.