10133 SE 158th Ln · Summerfield, FL 34491

$259,990

3 bd · 2.0 ba · 1,328 sqft · SingleFamily · 120 Days on market

Built 2026 Excellent condition 8,700 sqft lot 2-car garage $44/mo HOA · 2% of rent ↓ 2% since listing

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story, all concrete block constructed 3 bedroom, 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 full 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. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• 8,700 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,274.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (21.5% below list).
• Recommended offer: $204k (21.5% 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; 11 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 120 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $204,138 (21.5% 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 120 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.74% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.76
• GRM: 11.3

CMA / ARV

• ARV (median comp): $276,274
• List price: $259,990
• Delta: -5.89%
• 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	0.06mi	3/2.0	1,328 (0%)	1mo	$245,000	$184	96
15937 SE 101st Cir	0.10mi	3/2.0	1,328 (0%)	2mo	$261,490	$197	93
15790 SE 98th Ter	0.26mi	3/2.0	1,376 (+4%)	9mo	$242,000	$176	75
15833 SE 97th Ter	0.33mi	3/2.0	1,373 (+3%)	6mo	$287,650	$210	74
10125 SE 158th Ln	0.01mi	4/2.0 (+1)	1,498 (+13%)	0mo	$280,990	$188	73
10117 SE 158th Ln	0.03mi	4/2.0 (+1)	1,498 (+13%)	1mo	$283,070	$189	71
10108 SE 158th Ln	0.06mi	4/2.0 (+1)	1,498 (+13%)	0mo	$275,570	$184	71
15725 SE 97th Ave	0.43mi	3/2.0	1,300 (-2%)	9mo	$262,500	$202	69
15946 SE 101st Cir	0.06mi	4/2.0 (+1)	1,498 (+13%)	3mo	$275,000	$184	68
15931 SE 101st Cir	0.09mi	4/2.0 (+1)	1,498 (+13%)	2mo	$265,000	$177	68
15964 SE 101st Cir	0.12mi	4/2.0 (+1)	1,498 (+13%)	1mo	$279,570	$187	67
9421 SE 161st Pl	0.74mi	3/2.0	1,444 (+9%)	9mo	$244,500	$169	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-66,402
• Equity at exit: $41,193

10-year hold

• IRR: -21.3%
• Equity multiple: -0.11×
• Total profit: $-85,518
• Equity at exit: $23,887

Cash invested: $77,357 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 17 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $275,000 ($194/sqft)
• Median days on market: 92 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +7.4% 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: 10.6×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,449
• Tax est. 1.5%: −$345 /mo · $4,144/yr
• Insurance: −$115
• HOA: −$44
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-341

Break-even live

Break-even rent $2,472

Max offer price $226,992

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-245	+0% $-341	+5% $-436	+10% $-532
Rent	-10% $-502	-5% $-421	+0% $-341	+5% $-260	+10% $-179
Rate	-1.0pp $-201	-0.5pp $-270	base $-341	+0.5pp $-412	+1.0pp $-485

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: $69,068
• Closing costs: $8,288
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	70d	1	0.29mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	62d	1	0.39mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	62d	1	0.75mi
11001 SE Sunset Harbor Rd Unit A08 Summerfield, FL	2.0	1.5	1200	$2,000	$1.67	70d	1	0.89mi
11001 SE Sunset Harbor Rd Unit H52 Summerfield, FL	2.0	2.5	1224	$1,440	$1.18	70d	1	0.90mi
11001 SE Sunset Harbor Rd Summerfield, FL	2.0	1.5–2.0	1244	$1,770	$1.42	70d	2	0.92mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	70d	1	1.05mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	70d	1	1.17mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	70d	1	1.30mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	70d	1	1.37mi
8721 SE 157th St Summerfield, FL	3.0	2.0	1236	$1,650	$1.33	70d	1	1.45mi

Property features AI

Finance

• Other: Property located in a PUDLease restrictions apply
• Financial info: Total monthly fees listed as $44; total annual fees listed as $528
• HOA & community: Has HOA (Boyd Property Management) with required monthly fee of $44Association approval requiredPets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities available
• Home design: Single family residenceNew construction (projected completion August 3, 2026)One storyNortheast facing
• Construction: Block constructionShingle roofSlab foundationBuilt by DR Horton INC (model: Archer II)
• Exterior features: Paved road accessIrrigation equipment installedLot approximately 0.2 acres

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Open floorplanHome comes with a builder-provided home warranty
• Laundry & utility: Dedicated laundry room

Listing history 50 events

1. 2026-08-08
   days on market $259,990 Active 120 DOM
2. 2026-08-07
   days on market $259,990 Active 119 DOM
3. 2026-08-06
   days on market $259,990 Active 118 DOM
4. 2026-08-05
   days on market $259,990 Active 117 DOM
5. 2026-08-04
   days on market $259,990 Active 116 DOM
6. 2026-08-03
   days on market $259,990 Active 115 DOM
7. 2026-07-31
   days on market $259,990 Active 112 DOM
8. 2026-07-30
   days on market $259,990 Active 111 DOM
9. 2026-07-29
   days on market $259,990 Active 110 DOM
10. 2026-07-27
    days on market $259,990 Active 108 DOM
11. 2026-07-25
    days on market $259,990 Active 106 DOM
12. 2026-07-23
    days on market $259,990 Active 104 DOM
13. 2026-07-22
    days on market $259,990 Active 103 DOM
14. 2026-07-21
    days on market $259,990 Active 102 DOM
15. 2026-07-18
    days on market $259,990 Active 99 DOM
16. 2026-07-16
    days on market $259,990 Active 97 DOM
17. 2026-07-16
    pricedays on market $259,990 Active 96 DOM
18. 2026-07-14
    days on market $265,990 Active 95 DOM
19. 2026-07-13
    days on market $265,990 Active 94 DOM
20. 2026-07-12
    days on market $265,990 Active 93 DOM
21. 2026-07-11
    days on market $265,990 Active 92 DOM
22. 2026-07-10
    days on market $265,990 Active 91 DOM
23. 2026-07-09
    pricedays on market $265,990 Active 90 DOM
24. 2026-07-08
    days on market $266,990 Active 89 DOM
25. 2026-07-07
    days on market $266,990 Active 88 DOM
26. 2026-07-06
    days on market $266,990 Active 87 DOM
27. 2026-07-05
    days on market $266,990 Active 86 DOM
28. 2026-07-04
    days on market $266,990 Active 85 DOM
29. 2026-07-03
    days on market $266,990 Active 84 DOM
30. 2026-07-02
    days on market $266,990 Active 83 DOM
31. 2026-07-01
    days on market $266,990 Active 82 DOM
32. 2026-06-30
    days on market $266,990 Active 81 DOM
33. 2026-06-29
    days on market $266,990 Active 80 DOM
34. 2026-06-28
    days on market $266,990 Active 79 DOM
35. 2026-06-28
    days on market $266,990 Active 78 DOM
36. 2026-06-27
    days on market $266,990 Active 77 DOM
37. 2026-06-25
    pricedays on market $266,990 Active 75 DOM
38. 2026-06-23
    days on market $269,990 Active 73 DOM
39. 2026-06-21
    days on market $269,990 Active 72 DOM
40. 2026-06-18
    days on market $269,990 Active 69 DOM
41. 2026-06-17
    days on market $269,990 Active 68 DOM
42. 2026-06-16
    days on market $269,990 Active 67 DOM
43. 2026-06-15
    days on market $269,990 Active 66 DOM
44. 2026-06-14
    days on market $269,990 Active 64 DOM
45. 2026-06-13
    days on market $269,990 Active 63 DOM
46. 2026-06-10
    days on market $269,990 Active 61 DOM
47. 2026-06-09
    days on market $269,990 Active 60 DOM
48. 2026-06-08
    days on market $269,990 Active 59 DOM
49. 2026-06-07
    days on market $269,990 Active 58 DOM
50. 2026-06-03
    days on market $269,990 Active 54 DOM

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

Taxation est. · year 1

• Rental income: $24,497
• − Mortgage interest: −$15,476
• − Property taxes: −$4,144
• − Insurance: −$1,381
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$528
• − Depreciation: −$8,037
• Taxable loss: −$8,989
• Est. tax savings @ 24.0%: +$2,157
• After-tax cash flow: $-1,930/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 · 12 photos

Excellent 100/100 None rehab

This single-story home is under construction and is already in excellent condition. It features a modern open-concept floorplan with stainless steel appliances, hardwood flooring, and a well-maintained exterior. The home is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers ↑
• Both Add smart home features — Smart home features can increase both resale and rental value ↑

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

Property features AI

Finance

• Other: Property located in a PUDLease restrictions apply
• Financial info: Total monthly fees listed as $44; total annual fees listed as $528
• HOA & community: Has HOA (Boyd Property Management) with required monthly fee of $44Association approval requiredPets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities available
• Home design: Single family residenceNew construction (projected completion August 3, 2026)One storyNortheast facing
• Construction: Block constructionShingle roofSlab foundationBuilt by DR Horton INC (model: Archer II)
• Exterior features: Paved road accessIrrigation equipment installedLot approximately 0.2 acres

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Open floorplanHome comes with a builder-provided home warranty
• Laundry & utility: Dedicated laundry room

Price history

-1.5% since first listed

10 events — show timeline

• 2026-06-24 Price Changed $266,990 Zillow
• 2026-06-23 Price Changed $266,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $269,990 Zillow
• 2026-05-19 Price Changed $269,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $274,070 Zillow
• 2026-04-27 Price Changed $274,070 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $272,070 Zillow
• 2026-04-20 Price Changed $272,070 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Listed $271,070 Zillow
• 2026-04-10 Listed $271,070 Stellar MLS as Distributed by MLS Grid