Archer II Plan · Summerfield, FL 34491

$266,990

3 bd · 2.0 ba · 1,328 sqft · SingleFamily · 182 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).

• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +2.3/10.0
• 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 — $272,232.

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 $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (22.3% below list).
• Recommended offer: $207k (22.3% 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: 827 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 37% 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 182 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 $207,423 (22.3% 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 182 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $272,232
• List price: $266,990
• Delta: -1.93%
• 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
10101 SE 158th Ln	0.48mi	3/2.0	1,328 (0%)	1mo	$245,000	$184	77
15937 SE 101st Cir	0.48mi	3/2.0	1,328 (0%)	2mo	$261,490	$197	76
15880 SE 101st Cir	0.63mi	3/2.0	1,328 (0%)	5mo	$255,990	$193	66
15790 SE 98th Ter	0.74mi	3/2.0	1,376 (+4%)	9mo	$242,000	$176	52
10108 SE 158th Ln	0.46mi	4/2.0 (+1)	1,498 (+13%)	0mo	$275,570	$184	52
15964 SE 101st Cir	0.45mi	4/2.0 (+1)	1,498 (+13%)	1mo	$279,570	$187	52
10125 SE 158th Ln	0.50mi	4/2.0 (+1)	1,498 (+13%)	0mo	$280,990	$188	50
15931 SE 101st Cir	0.48mi	4/2.0 (+1)	1,498 (+13%)	2mo	$265,000	$177	49
10117 SE 158th Ln	0.50mi	4/2.0 (+1)	1,498 (+13%)	1mo	$283,070	$189	49
15883 SE 98th Ter	0.67mi	3/2.0	1,430 (+8%)	9mo	$245,000	$171	49
15946 SE 101st Cir	0.56mi	4/2.0 (+1)	1,498 (+13%)	3mo	$275,000	$184	45
15874 SE 101st Cir	0.63mi	4/2.0 (+1)	1,498 (+13%)	6mo	$264,990	$177	39

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-59,539
• Equity at exit: $40,591

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-71,622
• Equity at exit: $23,538

Cash invested: $76,225 (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: 23 active · 14 under contract
• Months of supply: 6.3 mo (16%/mo absorbed)
• Median asking: $283,070 ($202/sqft)
• Median days on market: 117 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +1.6% 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: 827
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$1,428
• Tax est. 1.5%: −$340 /mo · $4,083/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-243

Break-even live

Break-even rent $2,381

Max offer price $237,114

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-149	+0% $-243	+5% $-337	+10% $-431
Rent	-10% $-407	-5% $-325	+0% $-243	+5% $-161	+10% $-79
Rate	-1.0pp $-106	-0.5pp $-173	base $-243	+0.5pp $-313	+1.0pp $-385

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: $68,058
• Closing costs: $8,167
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	62d	1	0.14mi
11001 SE Sunset Harbor Rd Unit H52 Summerfield, FL	2.0	2.5	1224	$1,440	$1.18	70d	1	0.55mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	62d	1	0.56mi
11001 SE Sunset Harbor Rd Unit A08 Summerfield, FL	2.0	1.5	1200	$2,000	$1.67	70d	1	0.58mi
11001 SE Sunset Harbor Rd Summerfield, FL	2.0	1.5–2.0	1244	$1,770	$1.42	70d	2	0.59mi
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	70d	1	0.67mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	70d	1	1.10mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	70d	1	1.12mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	70d	1	1.24mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	70d	1	1.26mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	70d	1	1.32mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	70d	1	1.37mi

Listing history 50 events

1. 2026-08-08
   days on market $266,990 Active 182 DOM
2. 2026-08-07
   days on market $266,990 Active 181 DOM
3. 2026-08-06
   days on market $266,990 Active 180 DOM
4. 2026-08-05
   days on market $266,990 Active 179 DOM
5. 2026-08-03
   days on market $266,990 Active 177 DOM
6. 2026-07-31
   days on market $266,990 Active 174 DOM
7. 2026-07-30
   days on market $266,990 Active 173 DOM
8. 2026-07-29
   days on market $266,990 Active 172 DOM
9. 2026-07-27
   days on market $266,990 Active 170 DOM
10. 2026-07-25
    days on market $266,990 Active 168 DOM
11. 2026-07-23
    days on market $266,990 Active 166 DOM
12. 2026-07-22
    days on market $266,990 Active 165 DOM
13. 2026-07-21
    days on market $266,990 Active 164 DOM
14. 2026-07-18
    days on market $266,990 Active 161 DOM
15. 2026-07-16
    days on market $266,990 Active 159 DOM
16. 2026-07-16
    days on market $266,990 Active 158 DOM
17. 2026-07-14
    days on market $266,990 Active 157 DOM
18. 2026-07-13
    days on market $266,990 Active 156 DOM
19. 2026-07-12
    days on market $266,990 Active 155 DOM
20. 2026-07-11
    days on market $266,990 Active 154 DOM
21. 2026-07-10
    days on market $266,990 Active 153 DOM
22. 2026-07-10
    days on market $266,990 Active 152 DOM
23. 2026-07-08
    days on market $266,990 Active 151 DOM
24. 2026-07-07
    days on market $266,990 Active 150 DOM
25. 2026-07-06
    days on market $266,990 Active 149 DOM
26. 2026-07-05
    days on market $266,990 Active 148 DOM
27. 2026-07-04
    days on market $266,990 Active 147 DOM
28. 2026-07-03
    days on market $266,990 Active 146 DOM
29. 2026-07-02
    days on market $266,990 Active 145 DOM
30. 2026-07-01
    days on market $266,990 Active 144 DOM
31. 2026-06-30
    days on market $266,990 Active 143 DOM
32. 2026-06-29
    days on market $266,990 Active 142 DOM
33. 2026-06-28
    days on market $266,990 Active 141 DOM
34. 2026-06-28
    days on market $266,990 Active 140 DOM
35. 2026-06-27
    days on market $266,990 Active 139 DOM
36. 2026-06-25
    days on market $266,990 Active 137 DOM
37. 2026-06-23
    days on market $266,990 Active 135 DOM
38. 2026-06-22
    days on market $266,990 Active 134 DOM
39. 2026-06-18
    days on market $266,990 Active 131 DOM
40. 2026-06-17
    days on market $266,990 Active 130 DOM
41. 2026-06-16
    days on market $266,990 Active 129 DOM
42. 2026-06-15
    days on market $266,990 Active 128 DOM
43. 2026-06-14
    days on market $266,990 Active 126 DOM
44. 2026-06-13
    days on market $266,990 Active 125 DOM
45. 2026-06-10
    days on market $266,990 Active 123 DOM
46. 2026-06-09
    days on market $266,990 Active 122 DOM
47. 2026-06-08
    days on market $266,990 Active 121 DOM
48. 2026-06-07
    days on market $266,990 Active 120 DOM
49. 2026-06-03
    days on market $266,990 Active 116 DOM
50. 2026-06-02
    days on market $266,990 Active 115 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: $24,891
• − Mortgage interest: −$15,249
• − Property taxes: −$4,083
• − Insurance: −$1,361
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$7,919
• Taxable loss: −$7,705
• Est. tax savings @ 24.0%: +$1,849
• After-tax cash flow: $-1,063/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%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• 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