74 N Bobwhite Rd · Wildwood, FL 34785

$109,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 316 Days on market

Built 1976 8,550 sqft lot Est $130k · 16% under $361/mo HOA · 22% of rent

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Why this score? — see what drove the B 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 +24.9/30.0
• ARV discount +14.5/15.0
• 1% rule +9.9/10.0
• DSCR +8.1/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Time to make an offer, been on market too long, seller wants sold. Spacious property with much to offer, such as the burnable fireplace. Partly furnished allows you to move forward and start living the Florida lifestyle of enjoyment. So much to do in our community, activities galore if you want to attend or just relax pool side, if your the energizer bunny, we have a bunch that live here and its hard to keep up. The rooms are larger with large additional space on side which includes screened Florida room with workshop, laundry area and large area for 2 golf carts, one is included but needs new batteries. The yard is landscaped so you can enjoy the tropical setting. Short distance to golf co

Key facts

• Partly furnished
• Burnable fireplace
• Landscaped yard

Tags

• BURNABLE FIREPLACE
• PARTLY FURNISHED
• SCREENED FLORIDA ROOM
• LANDSCAPED YARD
• SHORT DISTANCE TO GOLF COURSE
• SHORT DISTANCE TO POOL

Property features AI

Finance

• Other: Partially furnished; Lot approx. 0.19 acres (90 x 117 x 90 x 92), paved/asphalt road access; Living area listed as 1,152 (public records); building area total estimated at 2,527; Direction faces north; Property type: Residential mobile home
• Financial info: Total annual fees: $4,337.04; Lease restrictions apply
• HOA & community: Has HOA with monthly fee of $361.42 (includes cable TV, pool, internet, grounds maintenance, management, recreational facilities, trash); Association approval required; Association amenities: clubhouse, fitness center, golf course, pool, tennis, pickleball, shuffleboard, basketball court, park, storage, dog park, sidewalks, street lights, wheelchair access, handicap modified facilities, other; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; Faces north
• Construction: Metal siding; Metal roof; Crawlspace foundation
• Exterior features: Awnings; Exterior lighting; Rain gutters; Sidewalk; Exterior storage; Other exterior features

Interior

• Kitchen: Dishwasher; Range; Microwave; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Thermostat; Walk-in closets; Fireplace (other style)
• Laundry & utility: Washer; Dryer; Outdoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.9% in Wildwood — 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 69/100 on livability (#471 in FL) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime A-; Watch: schools 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.
• Market conditions: Rents rising (+2.9%/yr); 422 active listings in the ZIP; 3 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

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 316 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $110k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.49% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $130,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 S Bobwhite Rd	0.20mi	2/2.0	1,152 (0%)	1mo	$165,000	$143	90
14 Golfview Trl	0.40mi	2/2.0	1,152 (0%)	2mo	$140,000	$122	79
22 Big Oak Ln	0.39mi	2/2.0	1,144 (-1%)	5mo	$152,000	$133	76
8 S Bobwhite	0.23mi	2/2.0	1,248 (+8%)	2mo	$123,450	$99	74
110 Forest Blvd	0.29mi	2/2.0	1,056 (-8%)	3mo	$220,000	$208	70
111 Sugar Maple Ave	0.62mi	2/2.0	1,152 (0%)	2mo	$125,000	$109	70
103 Robin Ln	0.68mi	2/2.0	1,152 (0%)	3mo	$59,000	$51	65
108 Winterberry Ave	0.61mi	2/2.0	1,040 (-10%)	1mo	$70,000	$67	54
17 Seminole Path	0.54mi	2/2.0	1,296 (+12%)	0mo	$162,000	$125	53
102 Robin Ln	0.71mi	2/2.0	1,040 (-10%)	4mo	$117,500	$113	48
116 Cypress Rd	0.72mi	2/2.0	1,040 (-10%)	5mo	$47,000	$45	46
600 Oak Blvd	0.67mi	2/2.0	1,288 (+12%)	5mo	$140,000	$109	45

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,741
• Equity at exit: $16,386

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $16,901
• Equity at exit: $9,502

Cash invested: $30,772 (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 34785

• Home prices YoY: -10.7%
• Rents YoY: 2.9%
• Active inventory: 422
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$46
• HOA: −$361
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $237

Break-even live

Break-even rent $1,340

Max offer price $109,900

Occupancy floor 81%

Sensitivity live

Price	-10% $299	-5% $268	+0% $237	+5% $206	+10% $175
Rent	-10% $108	-5% $172	+0% $237	+5% $302	+10% $367
Rate	-1.0pp $293	-0.5pp $265	base $237	+0.5pp $209	+1.0pp $180

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	22d	1	0.48mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	22d	1	0.58mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	22d	1	1.28mi

HOA detail

• Monthly dues: $361 · $4,332/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-19
   days on market $109,900 Active 316 DOM
2. 2026-06-18
   days on market $109,900 Active 315 DOM
3. 2026-06-17
   days on market $109,900 Active 314 DOM
4. 2026-06-16
   days on market $109,900 Active 313 DOM
5. 2026-06-15
   days on market $109,900 Active 312 DOM
6. 2026-06-14
   days on market $109,900 Active 310 DOM
7. 2026-06-13
   pricedays on market $109,900 Active 309 DOM
8. 2026-06-10
   days on market $126,000 Active 307 DOM
9. 2026-06-09
   days on market $126,000 Active 306 DOM
10. 2026-06-08
    days on market $126,000 Active 305 DOM
11. 2026-06-07
    days on market $126,000 Active 304 DOM
12. 2026-06-02
    days on market $126,000 Active 299 DOM
13. 2026-06-01
    days on market $126,000 Active 298 DOM
14. 2026-05-31
    days on market $126,000 Active 297 DOM
15. 2026-05-30
    days on market $126,000 Active 296 DOM
16. 2026-02-05
    status Active
17. 2026-01-24
    historical
18. 2025-11-27
    price $126,000
19. 2025-07-24
    listed $127,500 Active
20. 1997-07-01
    soldstatus $38,000
21. 1985-04-01
    soldstatus $60,000
22. 1977-07-01
    soldstatus $8,000

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$8/yr (+$1/mo · 0.8%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,681
• − Mortgage interest: −$6,156
• − Property taxes: −$905
• − Insurance: −$550
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − HOA: −$4,332
• − Depreciation: −$3,197
• Taxable income: $1,393
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,512/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 — Wildwood

• Score: 69/100
• State rank: #471
• US rank: #8500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sumter County · 110,591 people
• City population: 21,568
• Metro: The Villages, FL
• Population (ZIP): 21,568
• Household income: $66,136
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 730.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 29% Hispanic / Latino 14% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% 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: ▼ -32.14%
• Current HPI: 267.9137
• Rent YoY: ▲ 2.85%
• Metro: The Villages, 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

+1475.0% since first listed

7 events — show timeline

• 2026-02-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-27 Price Changed $126,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Listed $127,500 Stellar MLS as Distributed by MLS Grid
• 1997-07-01 Sold (Public Records) $38,000 Public Records
• 1985-04-01 Sold (Public Records) $60,000 Public Records
• 1977-07-01 Sold (Public Records) $8,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $905 · -0.8% YoY. Source: county tax records.