Archer II Plan · Summerfield, FL 34491

$266,990

3 bd · 2.0 ba · 1,328 sqft · SingleFamily · 274 Days on market

Good condition

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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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside the Archer floorplan, available in Sunset Hills in Summerfield, Florida. This single-story, all concrete block constructed, 3 bedroom and 2 bathroom home features an open-concept floorplan that optimizes living space. The spacious kitchen overlooks the great room, dining area, and outdoor patio. The kitchen comes equipped with stainless-steel appliances including a built-in dishwasher, range, and microwave. The primary suite is located towards the back of the home, featuring a spacious walk-in closet and ensuite bathroom with double vanity sinks. Two additional bedrooms are located towards the front of the home and share a bathroom across the hall. Like all homes in Sunset Hills, the Archer is complete with a state-of-the-art smart home system that keeps you connected to your home at all times, whether you're 5-minutes or a plane ride away. Contact us today and find your new home in Sunset Hills.

Key facts

• Walk-in closet
• Spacious kitchen
• Ensuite bathroom

Tags

• OPEN-CONCEPT FLOORPLAN
• SPACIOUS KITCHEN
• STAINLESS-STEEL APPLIANCES
• WALK-IN CLOSET
• ENSUITE BATHROOM
• DOUBLE VANITY SINKS

🏗️ New construction. The $266,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,623.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $267k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (28.4% below list).
• Recommended offer: $191k (28.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: 1056 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,198 (28.4% 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 274 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.70% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.87%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $272,623
• List price: $266,990
• Delta: -2.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10136 SE 158th Ln	0.47mi	3/2.0	1,328 (0%)	0mo	$249,990	$188	78
15952 SE 101st Cir	0.47mi	3/2.0	1,328 (0%)	1mo	$265,000	$200	77
10116 SE 158th Ln	0.47mi	3/2.0	1,328 (0%)	3mo	$270,655	$204	76
10133 SE 158th Ln	0.50mi	3/2.0	1,328 (0%)	1mo	$240,990	$181	76
10101 SE 158th Ln	0.48mi	3/2.0	1,328 (0%)	4mo	$245,000	$184	74
9818 SE 161st Lane Rd	0.69mi	3/2.0	1,328 (0%)	1mo	$245,000	$184	67
10108 SE 158th Ln	0.46mi	4/2.0 (+1)	1,498 (+13%)	4mo	$275,570	$184	49
15964 SE 101st Cir	0.45mi	4/2.0 (+1)	1,498 (+13%)	4mo	$279,570	$187	49
10141 SE 158th Ln	0.50mi	4/2.0 (+1)	1,498 (+13%)	2mo	$272,990	$182	48
10125 SE 158th Ln	0.50mi	4/2.0 (+1)	1,498 (+13%)	4mo	$280,990	$188	47
15931 SE 101st Cir	0.48mi	4/2.0 (+1)	1,498 (+13%)	5mo	$265,000	$177	47
10117 SE 158th Ln	0.50mi	4/2.0 (+1)	1,498 (+13%)	4mo	$283,070	$189	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.11×
• Total profit: $-67,941
• Equity at exit: $40,649

10-year hold

• IRR: -23.4%
• Equity multiple: -0.17×
• Total profit: $-89,681
• Equity at exit: $23,571

Cash invested: $76,334 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 22 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $279,035 ($194/sqft)
• Median days on market: 159 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34491

• Home prices YoY: -35.0%
• Active inventory: 1056
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$1,430
• Tax est. 1.5%: −$341 /mo · $4,089/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-374

Break-even live

Break-even rent $2,385

Max offer price $218,567

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-279	+0% $-374	+5% $-468	+10% $-562
Rent	-10% $-525	-5% $-449	+0% $-374	+5% $-298	+10% $-223
Rate	-1.0pp $-236	-0.5pp $-304	base $-374	+0.5pp $-444	+1.0pp $-516

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: $68,156
• Closing costs: $8,179
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16220 SE 104th Ter Summerfield, FL	3.0	2.0	1776	$1,749	$0.98	2d	1	0.09mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$1,600	$1.13	17d	1	0.14mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$1,600	$1.13	10d	1	0.14mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	154d	1	0.14mi
10324 SE 161st St Summerfield, FL	4.0	2.0	1827	$1,800	$0.99	10d	1	0.20mi
11001 SE Sunset Harbor Rd Unit H52 Summerfield, FL	2.0	2.5	1224	$1,440	$1.18	162d	1	0.55mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	154d	1	0.56mi
11001 SE Sunset Harbor Rd Unit A8 Summerfield, FL	2.0	1.5	1200	$1,500	$1.25	2d	1	0.57mi
11001 SE Sunset Harbor Rd Unit A08 Summerfield, FL	2.0	2.0	1200	$2,000	$1.67	51d	1	0.58mi
11001 SE Sunset Harbor Rd Summerfield, FL	2.0	1.5–2.0	1244	$1,770	$1.42	162d	2	0.59mi
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	162d	1	0.67mi
9679 SE 157th Ln Summerfield, FL	3.0	2.0	1439	$2,000	$1.39	6d	1	0.94mi
9701 SE 171st Argyll St The Villages, FL	2.0	2.0	1148	$2,050	$1.79	51d	1	0.99mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	162d	1	1.10mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	10d	1	1.12mi
17343 SE 98th Cir Summerfield, FL	2.0	2.0	1148	$1,700	$1.48	10d	1	1.16mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	162d	1	1.24mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,700	$1.21	26d	1	1.26mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,575	$1.12	15d	1	1.26mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,575	$1.12	10d	1	1.26mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	162d	1	1.32mi
15710 SE 92nd Ave Summerfield, FL	3.0	2.0	1232	$1,495	$1.21	10d	1	1.40mi
15710 SE 92nd Ave Summerfield, FL	3.0	2.0	1232	$1,495	$1.21	14d	1	1.40mi
17677 SE 108th Ave Summerfield, FL	3.0	2.0	1526	$1,900	$1.25	50d	1	1.43mi
11049 SE 174th Loop Summerfield, FL	2.0	2.0	1272	$1,950	$1.53	10d	1	1.46mi

Listing history 50 events

1. 2026-11-08
   days on market $266,990 Active 274 DOM
2. 2026-11-07
   days on market $266,990 Active 273 DOM
3. 2026-11-06
   days on market $266,990 Active 272 DOM
4. 2026-11-05
   days on market $266,990 Active 271 DOM
5. 2026-11-04
   days on market $266,990 Active 270 DOM
6. 2026-11-02
   days on market $266,990 Active 268 DOM
7. 2026-11-01
   days on market $266,990 Active 267 DOM
8. 2026-10-31
   days on market $266,990 Active 266 DOM
9. 2026-10-30
   days on market $266,990 Active 265 DOM
10. 2026-10-29
    days on market $266,990 Active 264 DOM
11. 2026-10-28
    days on market $266,990 Active 263 DOM
12. 2026-10-27
    days on market $266,990 Active 262 DOM
13. 2026-10-26
    days on market $266,990 Active 261 DOM
14. 2026-10-25
    days on market $266,990 Active 260 DOM
15. 2026-10-24
    days on market $266,990 Active 259 DOM
16. 2026-10-23
    days on market $266,990 Active 258 DOM
17. 2026-10-22
    days on market $266,990 Active 257 DOM
18. 2026-10-21
    days on market $266,990 Active 256 DOM
19. 2026-10-20
    days on market $266,990 Active 255 DOM
20. 2026-10-19
    days on market $266,990 Active 254 DOM
21. 2026-10-19
    days on market $266,990 Active 253 DOM
22. 2026-10-17
    days on market $266,990 Active 252 DOM
23. 2026-10-16
    days on market $266,990 Active 251 DOM
24. 2026-10-15
    days on market $266,990 Active 250 DOM
25. 2026-10-14
    days on market $266,990 Active 249 DOM
26. 2026-10-13
    days on market $266,990 Active 248 DOM
27. 2026-10-12
    days on market $266,990 Active 247 DOM
28. 2026-10-11
    days on market $266,990 Active 246 DOM
29. 2026-10-10
    days on market $266,990 Active 245 DOM
30. 2026-10-09
    days on market $266,990 Active 244 DOM
31. 2026-10-08
    days on market $266,990 Active 243 DOM
32. 2026-10-07
    days on market $266,990 Active 242 DOM
33. 2026-10-07
    days on market $266,990 Active 241 DOM
34. 2026-10-05
    days on market $266,990 Active 240 DOM
35. 2026-10-04
    days on market $266,990 Active 239 DOM
36. 2026-10-03
    days on market $266,990 Active 238 DOM
37. 2026-10-02
    days on market $266,990 Active 237 DOM
38. 2026-10-01
    days on market $266,990 Active 236 DOM
39. 2026-09-30
    days on market $266,990 Active 235 DOM
40. 2026-09-27
    days on market $266,990 Active 232 DOM
41. 2026-09-26
    days on market $266,990 Active 231 DOM
42. 2026-09-25
    days on market $266,990 Active 230 DOM
43. 2026-09-24
    days on market $266,990 Active 229 DOM
44. 2026-09-24
    days on market $266,990 Active 228 DOM
45. 2026-09-21
    days on market $266,990 Active 226 DOM
46. 2026-09-20
    days on market $266,990 Active 225 DOM
47. 2026-09-18
    days on market $266,990 Active 223 DOM
48. 2026-09-17
    days on market $266,990 Active 222 DOM
49. 2026-09-16
    days on market $266,990 Active 221 DOM
50. 2026-09-15
    days on market $266,990 Active 220 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,944
• − Mortgage interest: −$15,271
• − Property taxes: −$4,089
• − Insurance: −$1,363
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$7,931
• Taxable loss: −$9,382
• Est. tax savings @ 24.0%: +$2,252
• After-tax cash flow: $-2,231/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.

Condition & rehab AI · 3 photos

Good 80/100 None rehab

This single-story home in The Villages, Florida, is in excellent condition with a good condition score of 80. It features a modern kitchen, well-maintained bathrooms, and a tidy exterior. The home is move-in ready with minimal updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and make it more appealing to potential buyers. ↑
• Resale Upgrading the flooring in high-traffic areas — Updated flooring can make the home more appealing and increase its value. ↑
• Both Reorganizing the living room furniture — A well-organized living room can make the space more inviting and functional for both buyers and renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Harbour View Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 Middle Lake Weir Middle School F FL #416/571 Nat'l #7,460/14,009 High Lake Weir High School F FL #458/667 Nat'l #11,681/17,239

Schools (NCES district)

• District: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 of 73 in FL

Livability — Summerfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Marion County · 365,905 people
• City population: 33,318
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 8% of renters

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Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 1%

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Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.67%
• Current HPI: 200.0792
• Rent YoY: —
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

+1.1% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $266,990 Zillow
• 2026-04-21 Price Changed $264,990 Zillow
• 2026-02-07 Listed $263,990 Zillow