13811 County Road 109d · The Villages, FL 32159

$300,000

4 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 137 Days on market

Built 2005 0.72 ac lot Est $280k · 7% 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).

• Cash flow +18.1/30.0
• DSCR +5.7/10.0
• Schools +5.2/10.0
• ARV discount +4.4/15.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Charm just minutes from the Villages that offers shopping, restaurants, medical facilities and fun for the family, Roomy 2,280 Sq Ft 2005 Double Wide Manufactured Home * Move-in Ready * This 4 Bedroom, 2 Bath is sitting pretty on a . 72 Acre fenced lot that includes a 30x25 Carport with room for your boat, camper, or RV. Don’t miss the 18x14 Master Suite that offers an amazing 14x10 walk-in California Closet with Built-in Cabinets and Bench, Garden Tub and His and Her Sinks. Great Floor plan: 17x16 Formal Living room with a beautiful stone front wood-burning fireplace with built-in cabinets, 21x14 Family Room open to the 14x08 Formal Dining Room and an amazing eat-in kitchen with breakfast bar, wet bar, center island to include all appliances. large additional bedrooms, inside utility room. Additional Features include Newer Roof (07/2019), Newer AC (2020), Hurricane Shutters, lots of storage throughout. Newer wooden deck and ramp with easy access, Public/Community Well water and No HOA, Call today before this Home says “Sold”

Key facts

• Master suite
• Fenced space
• Eat in kitchen

Tags

• FENCED SPACE
• LARGE CARPORT
• LARGE SHED
• MASTER SUITE
• WOOD BURNING FIREPLACE
• EAT IN KITCHEN

Property features AI

Finance

• Other: Approximately 0.72 acre lot (0.5 to less than 1 acre)

Exterior

• Parking: Covered parking; RV carport; Carport with 4 spaces
• Utilities: Public water and well; Septic tank; Broadband/high-speed internet available; Electricity connected; Water connected
• Home design: Residential manufactured double-wide home; Single-story; Faces north
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Deck; Hurricane shutters; Exterior storage

Interior

• Kitchen: Dishwasher; Disposal; Kitchen reverse osmosis system; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Wood-burning fireplace in family room; 8 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (12.9% below list).
• Recommended offer: $261k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.0% in The Villages — 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 70/100 on livability (#431 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A; Watch: amenities F, commute F, health & safety 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 fast (+4.0%/yr); 576 active listings in the ZIP; 7 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).
• At $2,612/mo this rent would consume 54% of the median local household income ($59k/yr) (locally 1047% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 137 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $245k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $261,219 (12.9% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.87% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $280,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8009 County Road 109d	0.33mi	3/2.0 (-1)	2,072 (-9%)	11mo	$255,000	$123	55

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-29,280
• Equity at exit: $44,731

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $6,981
• Equity at exit: $25,939

Cash invested: $84,000 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 576
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,612 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $263

Break-even live

Break-even rent $2,280

Max offer price $300,000

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17817 SE 115th Ct Unit 1 Summerfield, FL	3.0	2.0	2144	$2,300	$1.07	21d	1	0.52mi
17951 SE 115th Cir Summerfield, FL	3.0	2.0	1829	$2,100	$1.15	13d	1	0.58mi
1505 Doria Ln Lady Lake, FL	3.0	2.0	2048	$3,500	$1.71	21d	1	0.62mi
11025 SE 174th Loop Summerfield, FL	3.0	2.0	2377	$2,200	$0.93	21d	1	0.65mi
17408 SE 121st Cir Summerfield, FL	3.0	2.0	1733	$1,850	$1.07	21d	1	1.01mi
923 Oleander St Lady Lake, FL	3.0	2.0	2076	$4,000	$1.93	24d	1	1.19mi
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	21d	1	1.46mi

Listing history 42 events

1. 2026-06-19
   days on market $300,000 Active 137 DOM
2. 2026-06-18
   days on market $300,000 Active 136 DOM
3. 2026-06-17
   days on market $300,000 Active 135 DOM
4. 2026-06-16
   days on market $300,000 Active 134 DOM
5. 2026-06-15
   days on market $300,000 Active 133 DOM
6. 2026-06-14
   days on market $300,000 Active 131 DOM
7. 2026-06-13
   days on market $300,000 Active 130 DOM
8. 2026-06-10
   days on market $300,000 Active 128 DOM
9. 2026-06-09
   days on market $300,000 Active 127 DOM
10. 2026-06-08
    days on market $300,000 Active 126 DOM
11. 2026-06-07
    days on market $300,000 Active 125 DOM
12. 2026-06-02
    days on market $300,000 Active 120 DOM
13. 2026-06-01
    days on market $300,000 Active 119 DOM
14. 2026-05-31
    days on market $300,000 Active 118 DOM
15. 2026-05-30
    days on market $300,000 Active 117 DOM
16. 2026-03-18
    price $300,000
17. 2026-02-02
    listed $250,000 Active
18. 2025-06-24
    status Pending
19. 2025-06-24
    historical
20. 2025-06-03
    price $255,000
21. 2025-03-15
    price $260,000
22. 2025-01-21
    price $269,900
23. 2025-01-14
    listed $275,000 Active
24. 2022-05-18
    soldstatus $245,000
25. 2022-05-06
    soldstatus $245,000 Closed 1069-char remark

    Show marketing remark (1069 chars)

    Country Charm just minutes from the Villages that offers shopping, restaurants, medical facilities and fun for the family, Roomy 2,280 Sq Ft 2005 Double Wide Manufactured Home * Move-in Ready * This 4 Bedroom, 2 Bath is sitting pretty on a . 72 Acre fenced lot that includes a 30x25 Carport with room for your boat, camper, or RV. Don’t miss the 18x14 Master Suite that offers an amazing 14x10 walk-in California Closet with Built-in Cabinets and Bench, Garden Tub and His and Her Sinks. Great Floor plan: 17x16 Formal Living room with a beautiful stone front wood-burning fireplace with built-in cabinets, 21x14 Family Room open to the 14x08 Formal Dining Room and an amazing eat-in kitchen with breakfast bar, wet bar, center island to include all appliances. large additional bedrooms, inside utility room. Additional Features include Newer Roof (07/2019), Newer AC (2020), Hurricane Shutters, lots of storage throughout. Newer wooden deck and ramp with easy access, Public/Community Well water and No HOA, Call today before this Home says “Sold”

26. 2022-03-18
    status Pending 1069-char remark

    Show marketing remark (1069 chars)

    Country Charm just minutes from the Villages that offers shopping, restaurants, medical facilities and fun for the family, Roomy 2,280 Sq Ft 2005 Double Wide Manufactured Home * Move-in Ready * This 4 Bedroom, 2 Bath is sitting pretty on a . 72 Acre fenced lot that includes a 30x25 Carport with room for your boat, camper, or RV. Don’t miss the 18x14 Master Suite that offers an amazing 14x10 walk-in California Closet with Built-in Cabinets and Bench, Garden Tub and His and Her Sinks. Great Floor plan: 17x16 Formal Living room with a beautiful stone front wood-burning fireplace with built-in cabinets, 21x14 Family Room open to the 14x08 Formal Dining Room and an amazing eat-in kitchen with breakfast bar, wet bar, center island to include all appliances. large additional bedrooms, inside utility room. Additional Features include Newer Roof (07/2019), Newer AC (2020), Hurricane Shutters, lots of storage throughout. Newer wooden deck and ramp with easy access, Public/Community Well water and No HOA, Call today before this Home says “Sold”

27. 2022-03-13
    listed $280,000 Active 1069-char remark

    Show marketing remark (1069 chars)

    Country Charm just minutes from the Villages that offers shopping, restaurants, medical facilities and fun for the family, Roomy 2,280 Sq Ft 2005 Double Wide Manufactured Home * Move-in Ready * This 4 Bedroom, 2 Bath is sitting pretty on a . 72 Acre fenced lot that includes a 30x25 Carport with room for your boat, camper, or RV. Don’t miss the 18x14 Master Suite that offers an amazing 14x10 walk-in California Closet with Built-in Cabinets and Bench, Garden Tub and His and Her Sinks. Great Floor plan: 17x16 Formal Living room with a beautiful stone front wood-burning fireplace with built-in cabinets, 21x14 Family Room open to the 14x08 Formal Dining Room and an amazing eat-in kitchen with breakfast bar, wet bar, center island to include all appliances. large additional bedrooms, inside utility room. Additional Features include Newer Roof (07/2019), Newer AC (2020), Hurricane Shutters, lots of storage throughout. Newer wooden deck and ramp with easy access, Public/Community Well water and No HOA, Call today before this Home says “Sold”

28. 2020-10-18
    historical
29. 2020-10-01
    price $188,900
30. 2020-09-19
    price $189,900
31. 2020-09-14
    status Active
32. 2020-09-10
    status Pending
33. 2020-09-05
    listed $194,900 Active
34. 2017-07-17
    soldstatus $122,500
35. 2017-07-07
    soldstatus $122,500 Sold
36. 2017-07-07
    soldstatus $122,500
37. 2017-05-18
    status Pending
38. 2017-05-04
    listed $124,900
39. 2017-04-13
    price $124,900
40. 2016-08-17
    price $132,900
41. 2016-07-25
    price $139,900
42. 2016-06-28
    listed $149,000 Active

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$1,257/yr (+$105/mo · 101.9%)

ⓘ 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 ≥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: $31,346
• − Mortgage interest: −$16,805
• − Property taxes: −$1,233
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,508
• − Management: −$2,508
• − Depreciation: −$8,727
• Taxable loss: −$1,934
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $3,616/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 — The Villages

• Score: 70/100
• State rank: #431
• US rank: #7363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 83,973
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• Metro: Orlando-Kissimmee-Sanford, 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

+101.3% since first listed

27 events — show timeline

• 2026-03-18 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-15 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-18 Sold (Public Records) $245,000 Public Records
• 2022-05-06 Sold (MLS) $245,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-13 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-10-01 Price Changed $188,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-19 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-09-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-09-05 Listed $194,900 Stellar MLS as Distributed by MLS Grid
• 2017-07-17 Sold (Public Records) $122,500 Public Records
• 2017-07-07 Sold (MLS) $122,500 Stellar MLS as Distributed by MLS Grid
• 2017-07-07 Sold (MLS) $122,500 Stellar MLS as Distributed by MLS Grid
• 2017-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-05-04 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-13 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-17 Price Changed $132,900 Stellar MLS as Distributed by MLS Grid
• 2016-07-25 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2016-06-28 Listed $149,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $1,233 · +1.6% YoY. Source: county tax records.