22 S Bobwhite Rd · Wildwood, FL 34785

$139,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 66 Days on market

Built 1978 8,848 sqft lot Est $130k · 7% over $361/mo HOA · 22% of rent

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Why this score? — see what drove the D+ 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 +17.2/30.0
• 1% rule +6.8/10.0
• DSCR +5.3/10.0
• Schools +5.2/10.0
• ARV discount +4.1/15.0
• 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

LIVING THE GOOD LIFE IN WILDWOOD. .. VERY ACTIVE GOLF, TENNIS COMMUNITY, SHUFFLE BOARD, CLUBHOUSE, DINNING, EXERCISE ROOM, AND LIBRARY, ALWAYS LOTS OF FUN GOING ON HERE. .. 2/2 HOME FULLY FURNISHED GREAT FLOORPLAN WITH NEWER APPLIANCES, NEWER ROOF OVER, NEWER A/C AND NEWER FLOORING IN THE KITCHEN AND BATHROOM, HOME IS BEAUTIFULLY DECORATED WITH WARM COLORS THROUGHOUT AND TASTEFULLY FURNISHED, NEWER A/C, HOME IS VERY WELL MAINTAINED. .. COMES WITH R/O AND CHARTER GOLF MEMBERSHIP, GOLF CART AND CHARGER AND TERMITE BOND THAT IS TRANSFERABLE. .. COME ENJOY THE LIFESTYLE. .. .

Key facts

• 8,848 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Partially furnished
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $361.42); Association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, basketball court, shuffleboard, trails, storage, recreation facilities, security, cable TV and internet; Community features include buyer approval required, clubhouse, deed restrictions, dog park, golf, golf carts allowed, pool and tennis courts; Senior community; Pets allowed: cats and dogs

Exterior

• Parking: Has carport; 2 carport spaces
• Security: Gated community; 24-hour guard (included in HOA)
• Utilities: Public water; Public sewer; Cable connected; Sewer connected; Water connected
• Home design: Residential manufactured home; Double wide; One level; Faces north; Completed condition
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built as manufactured home (double wide)
• Exterior features: Enclosed patio; Patio; Side porch; Sliding doors; Storage; Near golf course; Mature landscaping; Paved road access; Water access to canal (freshwater), lake and pond

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Walk-in closet(s); Window treatments
• Laundry & utility: Outside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $967 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 66 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $140k implies a 366% 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $130,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 S Bobwhite Rd	0.10mi	2/2.0	1,152 (0%)	1mo	$165,000	$143	94
14 Golfview Trl	0.35mi	2/2.0	1,152 (0%)	2mo	$140,000	$122	82
8 S Bobwhite	0.12mi	2/2.0	1,248 (+8%)	2mo	$123,450	$99	79
22 Big Oak Ln	0.47mi	2/2.0	1,144 (-1%)	5mo	$152,000	$133	73
110 Forest Blvd	0.27mi	2/2.0	1,056 (-8%)	3mo	$220,000	$208	71
111 Sugar Maple Ave	0.62mi	2/2.0	1,152 (0%)	2mo	$125,000	$109	70
103 Robin Ln	0.69mi	2/2.0	1,152 (0%)	3mo	$59,000	$51	65
17 Seminole Path	0.53mi	2/2.0	1,296 (+12%)	0mo	$162,000	$125	54
108 Winterberry Ave	0.62mi	2/2.0	1,040 (-10%)	1mo	$70,000	$67	54
102 Robin Ln	0.72mi	2/2.0	1,040 (-10%)	4mo	$117,500	$113	47
600 Oak Blvd	0.66mi	2/2.0	1,288 (+12%)	5mo	$140,000	$109	45
116 Cypress Rd	0.75mi	2/2.0	1,040 (-10%)	5mo	$47,000	$45	44

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-16,465
• Equity at exit: $20,860

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-6,574
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$58
• HOA: −$361
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $99

Break-even live

Break-even rent $1,520

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $178	-5% $138	+0% $99	+5% $59	+10% $19
Rent	-10% $-31	-5% $34	+0% $99	+5% $164	+10% $229
Rate	-1.0pp $169	-0.5pp $134	base $99	+0.5pp $62	+1.0pp $26

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: $34,975
• Closing costs: $4,197
• 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	22d	1	0.52mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	22d	1	0.60mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	22d	1	1.23mi

HOA detail

• Monthly dues: $361 · $4,332/yr

Listing history 20 events

1. 2026-06-19
   days on market $139,900 Active 66 DOM
2. 2026-06-18
   days on market $139,900 Active 65 DOM
3. 2026-06-17
   days on market $139,900 Active 64 DOM
4. 2026-06-16
   pricedays on market $139,900 Active 63 DOM
5. 2026-06-15
   days on market $159,900 Active 62 DOM
6. 2026-06-14
   days on market $159,900 Active 60 DOM
7. 2026-06-13
   days on market $159,900 Active 59 DOM
8. 2026-06-10
   days on market $159,900 Active 57 DOM
9. 2026-06-09
   days on market $159,900 Active 56 DOM
10. 2026-06-08
    days on market $159,900 Active 55 DOM
11. 2026-06-07
    days on market $159,900 Active 54 DOM
12. 2026-06-02
    days on market $159,900 Active 49 DOM
13. 2026-06-01
    days on market $159,900 Active 48 DOM
14. 2026-05-31
    days on market $159,900 Active 47 DOM
15. 2026-05-30
    days on market $159,900 Active 46 DOM
16. 2026-04-16
    price $159,900
17. 2026-04-09
    listed $169,900 Active
18. 2013-01-17
    soldstatus $30,000 578-char remark

    Show marketing remark (578 chars)

    LIVING THE GOOD LIFE IN WILDWOOD. .. VERY ACTIVE GOLF, TENNIS COMMUNITY, SHUFFLE BOARD, CLUBHOUSE, DINNING, EXERCISE ROOM, AND LIBRARY, ALWAYS LOTS OF FUN GOING ON HERE. .. 2/2 HOME FULLY FURNISHED GREAT FLOORPLAN WITH NEWER APPLIANCES, NEWER ROOF OVER, NEWER A/C AND NEWER FLOORING IN THE KITCHEN AND BATHROOM, HOME IS BEAUTIFULLY DECORATED WITH WARM COLORS THROUGHOUT AND TASTEFULLY FURNISHED, NEWER A/C, HOME IS VERY WELL MAINTAINED. .. COMES WITH R/O AND CHARTER GOLF MEMBERSHIP, GOLF CART AND CHARGER AND TERMITE BOND THAT IS TRANSFERABLE. .. COME ENJOY THE LIFESTYLE. .. .

19. 2012-07-04
    listed $49,000 578-char remark

    Show marketing remark (578 chars)

    LIVING THE GOOD LIFE IN WILDWOOD. .. VERY ACTIVE GOLF, TENNIS COMMUNITY, SHUFFLE BOARD, CLUBHOUSE, DINNING, EXERCISE ROOM, AND LIBRARY, ALWAYS LOTS OF FUN GOING ON HERE. .. 2/2 HOME FULLY FURNISHED GREAT FLOORPLAN WITH NEWER APPLIANCES, NEWER ROOF OVER, NEWER A/C AND NEWER FLOORING IN THE KITCHEN AND BATHROOM, HOME IS BEAUTIFULLY DECORATED WITH WARM COLORS THROUGHOUT AND TASTEFULLY FURNISHED, NEWER A/C, HOME IS VERY WELL MAINTAINED. .. COMES WITH R/O AND CHARTER GOLF MEMBERSHIP, GOLF CART AND CHARGER AND TERMITE BOND THAT IS TRANSFERABLE. .. COME ENJOY THE LIFESTYLE. .. .

20. 2006-07-28
    soldstatus $88,000

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$588/yr (+$49/mo · 102.6%)

ⓘ 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: $19,737
• − Mortgage interest: −$7,837
• − Property taxes: −$573
• − Insurance: −$700
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − HOA: −$4,332
• − Depreciation: −$4,070
• Taxable loss: −$932
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,408/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

+81.7% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2013-01-17 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2012-07-04 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-28 Sold (Public Records) $88,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $573 · +1.7% YoY. Source: county tax records.