52 N Bobwhite Rd · Wildwood, FL 34785

$129,900

2 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 43 Days on market

Built 1978 0.28 ac lot Est $157k · 17% under $361/mo HOA · 22% of rent

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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 +20.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +6.4/10.0
• 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

Well maintained home in a gated community with full time security. All windows have been replaced this year, 2016. Bathrooms have been updated and the vapor barrier has been replaced. Home comes furnished along with golf cart that has newer batteries and tires. Resident Owner Certificate and Charter Golf Certificate are included. Just two miles from The Villages where you will enjoy the many restaurants, shopping, movie theater and nightly live entertainment on the square. You might just want to stay in the community and enjoy the restaurant/lounge with your friends. Continental offers an 18 hole championship golf course, large heated swimming pool, soft ball, tennis and much more. Call today for your private showing of this lovely home.

Key facts

• Centrally located
• Screened porch
• 0.28 acre lot

Tags

• SCREENED PORCH
• CHAMPIONSHIP GOLF COURSE
• OLYMPIC SIZE HEATED POOL
• ACCOMMODATE A GOLF CART
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $361) with required approval; Association amenities include clubhouse, fitness center, pool, tennis courts, pickleball, shuffleboard, park, trails, storage, gated entry, maintenance, cable TV, internet, trash, management, wheelchair access and street lights; Senior community; Pets allowed (cats and dogs); Buyer approval required for community

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One story; Faces west
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Estimated building area ~1,504 sq ft
• Exterior features: Awning(s); Exterior lighting; Rain gutters; Sidewalk; Storage

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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 43 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $65k; list at $130k implies a 100% 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $157,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 S Bobwhite	0.05mi	2/2.0	1,248 (-3%)	2mo	$123,450	$99	91
11 S Bobwhite Rd	0.02mi	2/2.0	1,152 (-11%)	1mo	$165,000	$143	81
17 Seminole Path	0.44mi	2/2.0	1,296 (+1%)	0mo	$162,000	$125	78
108 Big Oak Ln	0.31mi	2/2.0	1,344 (+4%)	3mo	$180,000	$134	76
13 Seminole Path	0.42mi	2/2.0	1,352 (+5%)	2mo	$175,000	$129	70
14 Golfview Trl	0.26mi	2/2.0	1,152 (-11%)	2mo	$140,000	$122	68
600 Oak Blvd	0.74mi	2/2.0	1,288 (0%)	5mo	$140,000	$109	61
116 Winterberry Ave	0.68mi	2/2.0	1,352 (+5%)	2mo	$155,000	$115	58
104 Winterberry Ave	0.72mi	2/2.0	1,248 (-3%)	6mo	$134,000	$107	57
22 Big Oak Ln	0.47mi	2/2.0	1,144 (-11%)	5mo	$152,000	$133	56
72 Seminole Path	0.50mi	2/2.0	1,144 (-11%)	7mo	$70,000	$61	52
111 Sugar Maple Ave	0.71mi	2/2.0	1,152 (-11%)	2mo	$125,000	$109	48

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,817
• Equity at exit: $19,369

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,546
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$54
• HOA: −$361
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $162

Break-even live

Break-even rent $1,446

Max offer price $129,900

Occupancy floor 85%

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: $32,475
• Closing costs: $3,897
• 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	21d	1	0.64mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	21d	1	0.72mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	21d	1	1.29mi

HOA detail

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

Listing history 24 events

1. 2026-06-19
   days on market $129,900 Active 43 DOM
2. 2026-06-18
   days on market $129,900 Active 42 DOM
3. 2026-06-17
   days on market $129,900 Active 41 DOM
4. 2026-06-16
   days on market $129,900 Active 40 DOM
5. 2026-06-15
   days on market $129,900 Active 39 DOM
6. 2026-06-14
   days on market $129,900 Active 37 DOM
7. 2026-06-13
   days on market $129,900 Active 36 DOM
8. 2026-06-10
   days on market $129,900 Active 34 DOM
9. 2026-06-09
   days on market $129,900 Active 33 DOM
10. 2026-06-08
    days on market $129,900 Active 32 DOM
11. 2026-06-07
    days on market $129,900 Active 31 DOM
12. 2026-06-02
    days on market $129,900 Active 26 DOM
13. 2026-06-01
    days on market $129,900 Active 25 DOM
14. 2026-05-31
    days on market $129,900 Active 24 DOM
15. 2026-05-30
    days on market $129,900 Active 23 DOM
16. 2026-05-07
    listed $129,900 Active
17. 2017-05-02
    soldstatus $65,000
18. 2017-04-25
    soldstatus $65,000 Sold 748-char remark

    Show marketing remark (748 chars)

    Well maintained home in a gated community with full time security. All windows have been replaced this year, 2016. Bathrooms have been updated and the vapor barrier has been replaced. Home comes furnished along with golf cart that has newer batteries and tires. Resident Owner Certificate and Charter Golf Certificate are included. Just two miles from The Villages where you will enjoy the many restaurants, shopping, movie theater and nightly live entertainment on the square. You might just want to stay in the community and enjoy the restaurant/lounge with your friends. Continental offers an 18 hole championship golf course, large heated swimming pool, soft ball, tennis and much more. Call today for your private showing of this lovely home.

19. 2017-04-08
    status Pending 748-char remark

    Show marketing remark (748 chars)

    Well maintained home in a gated community with full time security. All windows have been replaced this year, 2016. Bathrooms have been updated and the vapor barrier has been replaced. Home comes furnished along with golf cart that has newer batteries and tires. Resident Owner Certificate and Charter Golf Certificate are included. Just two miles from The Villages where you will enjoy the many restaurants, shopping, movie theater and nightly live entertainment on the square. You might just want to stay in the community and enjoy the restaurant/lounge with your friends. Continental offers an 18 hole championship golf course, large heated swimming pool, soft ball, tennis and much more. Call today for your private showing of this lovely home.

20. 2016-10-10
    price $69,900 748-char remark

    Show marketing remark (748 chars)

    Well maintained home in a gated community with full time security. All windows have been replaced this year, 2016. Bathrooms have been updated and the vapor barrier has been replaced. Home comes furnished along with golf cart that has newer batteries and tires. Resident Owner Certificate and Charter Golf Certificate are included. Just two miles from The Villages where you will enjoy the many restaurants, shopping, movie theater and nightly live entertainment on the square. You might just want to stay in the community and enjoy the restaurant/lounge with your friends. Continental offers an 18 hole championship golf course, large heated swimming pool, soft ball, tennis and much more. Call today for your private showing of this lovely home.

21. 2016-04-14
    listed $74,900 Active 748-char remark

    Show marketing remark (748 chars)

    Well maintained home in a gated community with full time security. All windows have been replaced this year, 2016. Bathrooms have been updated and the vapor barrier has been replaced. Home comes furnished along with golf cart that has newer batteries and tires. Resident Owner Certificate and Charter Golf Certificate are included. Just two miles from The Villages where you will enjoy the many restaurants, shopping, movie theater and nightly live entertainment on the square. You might just want to stay in the community and enjoy the restaurant/lounge with your friends. Continental offers an 18 hole championship golf course, large heated swimming pool, soft ball, tennis and much more. Call today for your private showing of this lovely home.

22. 1978-08-01
    soldstatus $8,000
23. 1978-04-01
    soldstatus $16,000
24. 1976-09-01
    soldstatus $11,000

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$524/yr (+$44/mo · 94.7%)

ⓘ 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: $19,812
• − Mortgage interest: −$7,276
• − Property taxes: −$554
• − Insurance: −$650
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$4,332
• − Depreciation: −$3,779
• Taxable income: $52
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $1,929/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

+1080.9% since first listed

9 events — show timeline

• 2026-05-07 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2017-05-02 Sold (Public Records) $65,000 Public Records
• 2017-04-25 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-10 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-14 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 1978-08-01 Sold (Public Records) $8,000 Public Records
• 1978-04-01 Sold (Public Records) $16,000 Public Records
• 1976-09-01 Sold (Public Records) $11,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $554 · +0.8% YoY. Source: county tax records.