13877 County Road 109f · The Villages, FL 32159

$236,000

4 bd · 2.0 ba · 1,716 sqft · Manufactured public records · 104 Days on market

Built 1996 0.52 ac lot Est $269k · 12% under ↓ 56% since listing

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Why this score? — see what drove the C+ 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 +23.7/30.0
• ARV discount +13.1/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• 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

BEAUTIFUL 4/2 POOL HOME

Key facts

• Remodeled
• Split floor plan
• No hoa fees

Tags

• REMODELED
• NO HOA FEES
• SPLIT FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Total acreage: Between 1/2 and less than 1 acre; Lot is cleared and on a paved road; Living area approximately 1,960 square feet; Unfurnished; No CDD; not homestead; One septic system; Direction faces: East

Exterior

• Utilities: Public water; Septic tank; Electricity connected; Water connected; Sewer connected; Cable available; Underground utilities
• Home design: Manufactured double-wide home; One story; East-facing entry
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Private mailbox; Storage

Interior

• Kitchen: Built-in oven; Dishwasher; Microwave; Refrigerator; Freezer
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Split bedroom layout; Walk-in closets; Formal dining room separate; Inside utility
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $236k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $236k).
• Recommended offer: $215k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 11 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 $2,396/mo this rent would consume 49% 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 $7k 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 104 days — a 9% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago 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.
• Current owner paid $100k; list at $236k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,760 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $269,412
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7602 County Road 109g	0.40mi	3/2.0 (-1)	1,716 (0%)	3mo	$209,000	$122	74
8442 County Road 109	0.45mi	3/2.0 (-1)	1,664 (-3%)	1mo	$297,000	$178	68
7823 County Road 109	0.21mi	4/2.0	1,932 (+13%)	7mo	$302,500	$157	63
13530 County Road 109e-1	0.35mi	3/2.0 (-1)	1,560 (-9%)	6mo	$110,000	$71	58

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-7,076
• Equity at exit: $35,188

10-year hold

• IRR: 7.9%
• Equity multiple: 1.62×
• Total profit: $41,028
• Equity at exit: $20,405

Cash invested: $66,080 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,396 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $451

Break-even live

Break-even rent $1,825

Max offer price $236,000

Occupancy floor 76%

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	21d	1	0.22mi
1505 Doria Ln Lady Lake, FL	3.0	2.0	2048	$3,500	$1.71	21d	1	0.47mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	0.50mi
17817 SE 115th Ct Unit 1 Summerfield, FL	3.0	2.0	2144	$2,300	$1.07	21d	1	0.74mi
17951 SE 115th Cir Summerfield, FL	3.0	2.0	1829	$2,100	$1.15	14d	1	0.91mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$2,150	$2.09	21d	38	0.91mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,991	$1.85	21d	36	0.94mi
17408 SE 121st Cir Summerfield, FL	3.0	2.0	1733	$1,850	$1.07	21d	1	1.29mi
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	21d	1	1.35mi
17472 SE 121st Cir Summerfield, FL	3.0	2.0	1330	$1,950	$1.47	14d	1	1.42mi
2137 Gerardo Ave Lady Lake, FL	3.0	2.0	1940	$5,600	$2.89	21d	1	1.48mi

Listing history 11 events

1. 2026-03-05
   price $236,000
2. 2026-02-14
   listed $239,000 Active
3. 2025-09-03
   historical
4. 2025-06-03
   price $244,999
5. 2025-03-03
   listed $249,999 Active
6. 2005-11-29
   soldstatus $100,000 23-char remark

   Show marketing remark (23 chars)

   BEAUTIFUL 4/2 POOL HOME

7. 2005-11-25
   listed $124,900 23-char remark

   Show marketing remark (23 chars)

   BEAUTIFUL 4/2 POOL HOME

8. 2005-10-03
   soldstatus $100,000
9. 2005-09-22
   soldstatus $100,000
10. 2005-02-28
    listed $118,900
11. 1983-06-01
    soldstatus $532,000

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,959 · $163/mo
• Expected delta: +$690/yr (+$58/mo · 54.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $28,752
• − Mortgage interest: −$13,220
• − Property taxes: −$1,269
• − Insurance: −$1,180
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$6,865
• Taxable income: $1,618
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $5,026/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

-55.6% since first listed

11 events — show timeline

• 2026-03-05 Price Changed $236,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Price Changed $244,999 Stellar MLS as Distributed by MLS Grid
• 2025-03-03 Listed $249,999 Stellar MLS as Distributed by MLS Grid
• 2005-11-29 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-25 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2005-10-03 Sold (Public Records) $100,000 Public Records
• 2005-09-22 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-28 Listed $118,900 Stellar MLS as Distributed by MLS Grid
• 1983-06-01 Sold (Public Records) $532,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,269 · -1.0% YoY. Source: county tax records.