10189 SE 158th Ln · Summerfield, FL 34491

$284,070

4 bd · 2.0 ba · 1,498 sqft · SingleFamily · 50 Days on market

Built 2026 Excellent condition 7,500 sqft lot 2-car garage $44/mo HOA · 2% of rent

---

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 +11.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all concrete block constructed, one-story home optimizes living space, featuring an open-concept kitchen overlooking the great room and outdoor patio. The well-appointed kitchen comes with all stainless-steel appliances, including a built-in dishwasher, range, and microwave. Bedroom 1 is located at the rear of the home for privacy and features an ensuite bathroom and walk-in closet near the bathroom. Two additional bedrooms at the front of the home are separated by the second bathroom. The third bedroom is located across the hallway near the laundry room. 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

• 7,500 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $284,070 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,530.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-71 ($-847/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (13.6% below list).
• Recommended offer: $246k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Summerfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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; 7 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 44% 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 $9k 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 50 days — a 3% lower offer ($276k) 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 $245,534 (13.6% 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 50 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (median comp): $284,530
• List price: $284,070
• Delta: -0.16%
• 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
15964 SE 101st Cir	0.04mi	4/2.0	1,498 (0%)	1mo	$279,570	$187	97
15931 SE 101st Cir	0.02mi	4/2.0	1,498 (0%)	2mo	$265,000	$177	97
10125 SE 158th Ln	0.10mi	4/2.0	1,498 (0%)	0mo	$280,990	$188	95
10108 SE 158th Ln	0.12mi	4/2.0	1,498 (0%)	0mo	$275,570	$184	94
10117 SE 158th Ln	0.11mi	4/2.0	1,498 (0%)	1mo	$283,070	$189	94
15946 SE 101st Cir	0.13mi	4/2.0	1,498 (0%)	3mo	$275,000	$184	91
15937 SE 101st Cir	0.03mi	3/2.0 (-1)	1,328 (-11%)	2mo	$261,490	$197	73
15864 SE 98th Ter	0.33mi	3/2.0 (-1)	1,549 (+3%)	4mo	$294,550	$190	71
10101 SE 158th Ln	0.13mi	3/2.0 (-1)	1,328 (-11%)	1mo	$245,000	$184	69
15925 SE 101st Cir	0.03mi	5/2.0 (+1)	1,708 (+14%)	3mo	$280,000	$164	68
10109 SE 158th Ln	0.13mi	5/2.0 (+1)	1,708 (+14%)	0mo	$293,070	$172	65
15934 SE 101st Cir	0.13mi	5/2.0 (+1)	1,708 (+14%)	2mo	$285,990	$167	64

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-50,539
• Equity at exit: $42,424

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-49,538
• Equity at exit: $24,601

Cash invested: $79,668 (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: 31 active · 16 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $284,070 ($190/sqft)
• Median days on market: 116 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: -0.2% 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: 9.6×

Monthly cashflow live

• Estimated rent: $2,455 high
• Mortgage (P&I): −$1,492
• Tax est. 1.5%: −$356 /mo · $4,268/yr
• Insurance: −$119
• HOA: −$44
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-71

Break-even live

Break-even rent $2,545

Max offer price $274,313

Occupancy floor 98%

Sensitivity live

Price	-10% $126	-5% $28	+0% $-71	+5% $-169	+10% $-267
Rent	-10% $-265	-5% $-168	+0% $-71	+5% $26	+10% $123
Rate	-1.0pp $73	-0.5pp $2	base $-71	+0.5pp $-144	+1.0pp $-219

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: $71,132
• Closing costs: $8,536
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15886 SE 101st Cir Summerfield, FL	5.0	2.0	1708	$2,500	$1.46	62d	1	0.11mi
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	70d	1	0.35mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	62d	1	0.37mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	62d	1	0.76mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	70d	1	1.10mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	70d	1	1.20mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	70d	1	1.39mi

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees shown as $44; total annual fees shown as $528
• HOA & community: HOA managed by Boyd Property ManagementMonthly HOA fee $44 (required); association approval requiredPets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities available
• Home design: Single-family residenceOne-storyUnder construction (projected completion October 15, 2026)Home faces westPUD zoning
• Construction: Block constructionShingle roofSlab foundationNew construction by DR Horton Inc (model: Freeport II)Builder license CRC057592
• Exterior features: Paved road accessLot approximately 0.17 acresNo waterfront

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: Open floorplanHome comes with an irrigation systemHome warranty included
• Laundry & utility: Dedicated laundry room

Listing history 40 events

1. 2026-08-08
   days on market $284,070 Active 50 DOM
2. 2026-08-07
   days on market $284,070 Active 49 DOM
3. 2026-08-06
   days on market $284,070 Active 48 DOM
4. 2026-08-05
   days on market $284,070 Active 47 DOM
5. 2026-08-04
   days on market $284,070 Active 46 DOM
6. 2026-08-03
   days on market $284,070 Active 45 DOM
7. 2026-07-31
   days on market $284,070 Active 42 DOM
8. 2026-07-30
   days on market $284,070 Active 41 DOM
9. 2026-07-29
   days on market $284,070 Active 40 DOM
10. 2026-07-27
    days on market $284,070 Active 38 DOM
11. 2026-07-25
    days on market $284,070 Active 36 DOM
12. 2026-07-23
    days on market $284,070 Active 34 DOM
13. 2026-07-22
    days on market $284,070 Active 33 DOM
14. 2026-07-21
    days on market $284,070 Active 32 DOM
15. 2026-07-18
    days on market $284,070 Active 29 DOM
16. 2026-07-16
    days on market $284,070 Active 27 DOM
17. 2026-07-16
    days on market $284,070 Active 26 DOM
18. 2026-07-14
    days on market $284,070 Active 25 DOM
19. 2026-07-13
    days on market $284,070 Active 24 DOM
20. 2026-07-12
    days on market $284,070 Active 23 DOM
21. 2026-07-11
    days on market $284,070 Active 22 DOM
22. 2026-07-10
    days on market $284,070 Active 21 DOM
23. 2026-07-09
    days on market $284,070 Active 20 DOM
24. 2026-07-08
    days on market $284,070 Active 19 DOM
25. 2026-07-07
    days on market $284,070 Active 18 DOM
26. 2026-07-06
    days on market $284,070 Active 17 DOM
27. 2026-07-05
    days on market $284,070 Active 16 DOM
28. 2026-07-04
    days on market $284,070 Active 15 DOM
29. 2026-07-03
    days on market $284,070 Active 14 DOM
30. 2026-07-02
    days on market $284,070 Active 13 DOM
31. 2026-07-01
    days on market $284,070 Active 12 DOM
32. 2026-06-30
    days on market $284,070 Active 11 DOM
33. 2026-06-29
    days on market $284,070 Active 10 DOM
34. 2026-06-28
    days on market $284,070 Active 9 DOM
35. 2026-06-28
    days on market $284,070 Active 8 DOM
36. 2026-06-27
    days on market $284,070 Active 7 DOM
37. 2026-06-25
    days on market $284,070 Active 5 DOM
38. 2026-06-23
    days on market $284,070 Active 3 DOM
39. 2026-06-21
    remarks 699-char remark
40. 2026-06-21
    listed $284,070 Active 2 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: $29,464
• − Mortgage interest: −$15,938
• − Property taxes: −$4,268
• − Insurance: −$1,423
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − HOA: −$528
• − Depreciation: −$8,277
• Taxable loss: −$5,684
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $517/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a potential buyer or renter looking for a move-in ready property with the potential for further updates to enhance its value.

Value-add opportunities

• Both Painting the interior walls and updating the flooring — Fresh paint and updated flooring can enhance the home's curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can add a modern touch and increase the home's resale value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its rental value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value for both buyers and renters. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, enhancing 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

---

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%

---

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%

---

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

---

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: Lease restrictions apply
• Financial info: Total monthly fees shown as $44; total annual fees shown as $528
• HOA & community: HOA managed by Boyd Property ManagementMonthly HOA fee $44 (required); association approval requiredPets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities available
• Home design: Single-family residenceOne-storyUnder construction (projected completion October 15, 2026)Home faces westPUD zoning
• Construction: Block constructionShingle roofSlab foundationNew construction by DR Horton Inc (model: Freeport II)Builder license CRC057592
• Exterior features: Paved road accessLot approximately 0.17 acresNo waterfront

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: Open floorplanHome comes with an irrigation systemHome warranty included
• Laundry & utility: Dedicated laundry room

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-20 Listed $284,070 Zillow
• 2026-06-19 Listed $284,070 Stellar MLS as Distributed by MLS Grid