1109 W C 48 · Bushnell, FL 33513

$265,000

2 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 11 Days on market

Built 1961 0.56 ac lot Est $250k · 6% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +5.2/10.0
• ARV discount +4.8/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.3/10.0

Listing remarks

Location has always mattered in real estate, but few properties offer the flexibility to enjoy today while still keeping an eye on tomorrow. Situated along the W C-48 corridor within the City of Bushnell, this property occupies an oversized double lot in an area experiencing continued investment, growth, and transition. Surrounded by a mix of residential, professional, medical, retail, and commercial uses, the location offers a combination of present-day functionality and future flexibility that can be difficult to find. Future Land Use with annexation is Central Business District, creating a unique opportunity for buyers who appreciate the value of location and long-term optionality. The e

Key facts

• Mature oak trees
• Oversized double lot
• Large carport

Tags

• OVERSIZED DOUBLE LOT
• FULLY FENCED HOMESITE
• LARGE CARPORT
• SCREENED PORCH
• MATURE OAK TREES
• RECENT MAJOR IMPROVEMENTS

Property features AI

Finance

• Other: Homestead exempt; Zoned residential
• HOA & community: No association

Exterior

• Parking: Oversized parking pad; 2-space carport
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity connected
• Home design: Single family residence; One story; North-facing
• Construction: Frame construction; Shingle roof; Slab foundation; Built on or before public records (living area 1,232)
• Exterior features: Covered front porch; Screened porch; Side porch; Storage building/structure; Oversized lot with sidewalk and paved surfaces; Publicly maintained paved asphalt road

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Living room wood-burning fireplace
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (37.1% below list).
• Recommended offer: $167k (37.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Bushnell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#835 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety 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.
• Zoned schools: Bushnell Elementary School (math 65% / reading 63%, grade B, #552 of 2,144 statewide, top 26%, 760 students, 61% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL).
• Market conditions: 99 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $265k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,798 (37.1% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.63% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $250,096
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 N Westwood St	0.37mi	3/2.0 (+1)	1,248 (+1%)	2mo	$285,000	$228	74
324 N York St	0.25mi	3/2.0 (+1)	1,183 (-4%)	14mo	$225,000	$190	65
311 W Central Ave	0.59mi	3/2.0 (+1)	1,232 (0%)	3mo	$210,000	$170	65
907 N West St	0.65mi	3/2.0 (+1)	1,238 (+0%)	2mo	$257,000	$208	62
1135 W C 48	0.02mi	2/1.0	1,073 (-13%)	20mo	$218,000	$203	57
402 N York St	0.24mi	3/2.0 (+1)	1,120 (-9%)	18mo	$210,000	$188	54
123 W Dade Ave	0.53mi	3/2.0 (+1)	1,351 (+10%)	5mo	$195,000	$144	50
108 N West St	0.46mi	3/2.0 (+1)	1,120 (-9%)	14mo	$230,000	$205	47
119 W Noble Ave	0.59mi	3/1.0 (+1)	1,254 (+2%)	19mo	$190,000	$152	45
422 W Hunt Ave	0.54mi	2/2.0	1,050 (-15%)	15mo	$215,000	$205	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $128,249
• Equity at exit: $238,733

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $389,937
• Equity at exit: $514,837

Cash invested: $74,200 (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 33513

• Home prices YoY: 12.8%
• Active inventory: 99
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-250

Break-even live

Break-even rent $1,985

Max offer price $220,789

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-175	+0% $-250	+5% $-325	+10% $-400
Rent	-10% $-382	-5% $-316	+0% $-250	+5% $-184	+10% $-119
Rate	-1.0pp $-117	-0.5pp $-183	base $-250	+0.5pp $-319	+1.0pp $-389

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $265,000 Active 11 DOM
2. 2026-06-19
   days on market $265,000 Active 9 DOM
3. 2026-06-18
   days on market $265,000 Active 8 DOM
4. 2026-06-17
   days on market $265,000 Active 7 DOM
5. 2026-06-16
   days on market $265,000 Active 6 DOM
6. 2026-06-15
   days on market $265,000 Active 5 DOM
7. 2026-06-14
   days on market $265,000 Active 3 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $265,000 Active 2 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: $814 · $68/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,385/yr (+$115/mo · 170.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,016
• − Mortgage interest: −$14,844
• − Property taxes: −$814
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$7,709
• Taxable loss: −$7,879
• Est. tax savings @ 24.0%: +$1,891
• After-tax cash flow: $-1,112/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 — Bushnell

• Score: 58/100
• State rank: #835
• US rank: #20676

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,647

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 10% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Chinese 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: ▲ 40.29%
• Current HPI: 354.5531
• Rent YoY: —
• Metro: —
• 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

+3017.6% since first listed

3 events — show timeline

• 2026-06-10 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 1997-03-04 Sold (Public Records) $64,000 Public Records
• 1963-07-01 Sold (Public Records) $8,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $814 · +3.7% YoY. Source: county tax records.