2282 Oklahoma Dr · Bushnell, FL 33585

$269,888

3 bd · 2.0 ba · 1,477 sqft · SingleFamily · 92 Days on market

Built 2026 5,225 sqft lot $45/mo HOA · 2% of rent ↓ 11% since listing

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

Key facts

• Quartz countertops
• Private bath
• Open layout

Tags

• OPEN LAYOUT
• WELL-EQUIPPED KITCHEN
• BEAUTIFUL CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH

Property features AI

Finance

• Other: Projected living area ~1,477 sq ft (builder source); Building area total 1,857 sq ft; Lot ~0.12 acres (approx. 0.12 acre / 485 m²); Road surface: paved
• Financial info: Total monthly fees listed as $45; total annual fees listed as $540
• HOA & community: Sumter Villas Homeowners Association; Monthly HOA fee $45 (includes common area taxes, pool, other); Community clubhouse and pool; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Under construction (projected completion: 2026-06-19); One story; South-facing entry
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Builder: Century Complete (Model: PRESCOTT-B6)
• Exterior features: Covered patio; Patio; Exterior lighting; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Range; Microwave; Dishwasher; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closets; Double-pane/insulated thermal windows
• Laundry & utility: Inside laundry room

🏗️ New construction. The $269,888 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,429.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (23.7% below list).
• Recommended offer: $206k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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-, schools D+, amenities 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: 44 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,014 (23.7% 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 92 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $261,429
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2252 Oklahoma Dr	0.03mi	3/2.0	1,477 (0%)	4mo	$243,000	$165	95
1569 Texas Ave	0.06mi	3/2.0	1,452 (-2%)	2mo	$251,075	$173	92
1573 Texas Ave	0.06mi	3/2.0	1,452 (-2%)	4mo	$255,482	$176	91
1577 Texas Ave	0.03mi	3/2.0	1,542 (+4%)	6mo	$249,900	$162	86
1691 Nebraska Loop	0.31mi	3/2.0	1,450 (-2%)	5mo	$249,900	$172	78
2264 Oklahoma Dr	0.03mi	3/2.0	1,263 (-14%)	2mo	$244,888	$194	73
2162 Oklahoma Dr	0.08mi	3/2.0	1,303 (-12%)	6mo	$239,900	$184	72
2216 Oklahoma Dr	0.08mi	3/2.0	1,263 (-14%)	6mo	$239,990	$190	67
2234 Oklahoma Dr	0.08mi	4/2.0 (+1)	1,666 (+13%)	4mo	$294,990	$177	67
2359 Oklahoma Dr	0.10mi	3/2.0	1,263 (-14%)	6mo	$229,990	$182	66
1673 Minnesota Rd	0.23mi	3/2.0	1,265 (-14%)	2mo	$250,000	$198	64
2383 Oklahoma Dr	0.17mi	4/2.0 (+1)	1,666 (+13%)	6mo	$269,990	$162	61

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: 4.1%
• Equity multiple: 1.24×
• Total profit: $17,274
• Equity at exit: $117,550

10-year hold

• IRR: 7.3%
• Equity multiple: 2.12×
• Total profit: $81,626
• Equity at exit: $181,158

Cash invested: $73,200 (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 33585

• Active inventory: 44
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$1,371
• Tax est. 1.5%: −$327 /mo · $3,921/yr
• Insurance: −$109
• HOA: −$45
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-224

Break-even live

Break-even rent $2,344

Max offer price $228,992

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-134	+0% $-224	+5% $-315	+10% $-405
Rent	-10% $-387	-5% $-306	+0% $-224	+5% $-143	+10% $-61
Rate	-1.0pp $-93	-0.5pp $-158	base $-224	+0.5pp $-292	+1.0pp $-361

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: $65,357
• Closing costs: $7,843
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Texas Ave Sumterville, FL	4.0	2.0	1722	$2,200	$1.28	22d	1	0.11mi
1610 Minnesota Rd Sumterville, FL	3.0	2.0	1452	$1,995	$1.37	22d	1	0.18mi
1709 Nebraska Loop Sumterville, FL	3.0	2.5	1557	$2,025	$1.30	22d	1	0.32mi
1729 Nebraska Loop Bushnell, FL	3.0	2.0	1263	$1,795	$1.42	22d	1	0.37mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 31 events

1. 2026-06-19
   days on market $269,888 Active 92 DOM
2. 2026-06-18
   days on market $269,888 Active 91 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   days on market $269,888 Active 90 DOM
5. 2026-06-16
   days on market $269,888 Active 89 DOM
6. 2026-06-15
   days on market $269,888 Active 88 DOM
7. 2026-06-14
   days on market $269,888 Active 86 DOM
8. 2026-06-13
   days on market $269,888 Active 85 DOM
9. 2026-06-10
   days on market $269,888 Active 83 DOM
10. 2026-06-09
    days on market $269,888 Active 82 DOM
11. 2026-06-08
    days on market $269,888 Active 81 DOM
12. 2026-06-07
    days on market $269,888 Active 80 DOM
13. 2026-06-02
    days on market $269,888 Active 75 DOM
14. 2026-06-01
    days on market $269,888 Active 74 DOM
15. 2026-05-31
    days on market $269,888 Active 73 DOM
16. 2026-05-30
    days on market $269,888 Active 72 DOM
17. 2026-05-20
    price $269,888 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

18. 2026-05-19
    price $269,888
19. 2026-05-08
    price $279,990 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

20. 2026-05-07
    price $279,990
21. 2026-04-24
    price $287,990 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

22. 2026-04-24
    price $287,990

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

23. 2026-04-24
    price $301,990

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

24. 2026-04-18
    price $269,990 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

25. 2026-04-18
    price $269,990

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

26. 2026-04-08
    price $269,888 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

27. 2026-04-08
    price $269,888

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

28. 2026-04-05
    price $289,990 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

29. 2026-04-04
    price $289,990
30. 2026-03-22
    listed $301,990 Active 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1477 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

31. 2026-03-19
    listed $301,990 Active

ⓘ 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: $24,722
• − Mortgage interest: −$14,644
• − Property taxes: −$3,921
• − Insurance: −$1,307
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$540
• − Depreciation: −$7,605
• Taxable loss: −$7,252
• Est. tax savings @ 24.0%: +$1,740
• After-tax cash flow: $-950/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

• Census place: Bushnell, FL
• Population (ZIP): 1,424

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 30% Two or more races 8%
• Hispanic origin (detail): Mexican 8% Puerto Rican 17% Cuban 5%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 15% 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: —
• Current HPI: —
• 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

-10.6% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $269,888 Zillow
• 2026-05-19 Price Changed $269,888 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $279,990 Zillow
• 2026-05-07 Price Changed $279,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $287,990 Zillow
• 2026-04-24 Price Changed $287,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $301,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $269,990 Zillow
• 2026-04-18 Price Changed $269,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $269,888 Zillow
• 2026-04-08 Price Changed $269,888 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Price Changed $289,990 Zillow
• 2026-04-04 Price Changed $289,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Listed $301,990 Zillow
• 2026-03-19 Listed $301,990 Stellar MLS as Distributed by MLS Grid