109 Lyonia Ln · Wildwood, FL 34785

$80,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 159 Days on market

Built 1984 5,663 sqft lot Est $126k · 36% under $361/mo HOA · 22% of rent ↓ 15% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Short Sale. Welcome to this 2-bedroom, 2-bath home in the desirable Continental Country Club. Featuring an oversized living room, roomy kitchen, built-in desk, ample storage, and a relaxing Florida Room, this home is full of potential. An R/O Certificate helps lower monthly HOA fees. Lawn care, garbage, golf maintenence, cable, internet, wifi all included in maintenance. Enjoy resort-style amenities including golf, tennis, pools, dining, and more, all just 5 minutes from Brownwood in The Villages. Call today before it’s gone!

Key facts

• Roomy kitchen
• Florida room
• Built-in desk

Tags

• OVERSIZED LIVING ROOM
• ROOMY KITCHEN
• BUILT-IN DESK
• AMPLE STORAGE
• FLORIDA ROOM
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Total acreage listed as less than 1/4 acre
• Financial info: No lease restrictions indicated
• HOA & community: Has HOA; monthly fee required (approximately $361.42); Association requires approval; Association amenities include: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball and shuffleboard courts, basketball court, golf course/club access, trails, storage, gated community, 24-hour guard, security, common area maintenance, management, private road, trash, cable TV, internet, escrow reserves; Community features include clubhouse, pool, tennis courts, fitness center, dog park, street lights, deed restrictions, buyer approval required, golf carts allowed, wheelchair access; cats and dogs allowed; Association contact listed

Exterior

• Parking: Carport (1 space)
• Security: Community security features
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected; Phone available; Underground utilities
• Home design: Manufactured home (Double wide); One story; East-facing
• Construction: Other construction materials; Metal roof; Roof over; Crawlspace foundation; Built as manufactured home
• Exterior features: Other exterior features; Lake access (Lake Okahumpka); Asphalt road frontage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Washer; Dryer; Laundry area outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $22 ($262/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Wildwood Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 940 students, 76% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 428 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/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 $553 of loan paydown is wiped out by about $2k 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 159 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.07% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.02%
• DSCR: 2.07
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $125,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Sugar Maple Ave	0.09mi	2/2.0	1,152 (0%)	2mo	$125,000	$109	94
103 Robin Ln	0.14mi	2/2.0	1,152 (0%)	3mo	$59,000	$51	90
114 Cypress Rd	0.26mi	2/2.0	1,144 (-1%)	7mo	$152,600	$133	81
108 Winterberry Ave	0.07mi	2/2.0	1,040 (-10%)	1mo	$70,000	$67	79
104 Winterberry Ave	0.08mi	2/2.0	1,248 (+8%)	6mo	$134,000	$107	78
102 Robin Ln	0.17mi	2/2.0	1,040 (-10%)	4mo	$117,500	$113	72
600 Oak Blvd	0.11mi	2/2.0	1,288 (+12%)	5mo	$140,000	$109	71
110 Forest Blvd	0.28mi	2/2.0	1,056 (-8%)	3mo	$220,000	$208	71
11 S Bobwhite Rd	0.64mi	2/2.0	1,152 (0%)	1mo	$165,000	$143	69
116 Cypress Rd	0.26mi	2/2.0	1,040 (-10%)	5mo	$47,000	$45	67
1 S Bobwhite Rd	0.72mi	2/2.0	1,160 (+1%)	10mo	$110,600	$95	57
8 S Bobwhite	0.64mi	2/2.0	1,248 (+8%)	2mo	$123,450	$99	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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-11,346
• Equity at exit: $11,928

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-7,178
• Equity at exit: $6,917

Cash invested: $22,400 (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: 428
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$361
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $22

Break-even live

Break-even rent $1,627

Max offer price $80,000

Occupancy floor 94%

Sensitivity live

Price	-10% $67	-5% $44	+0% $22	+5% $-1	+10% $-23
Rent	-10% $-109	-5% $-43	+0% $22	+5% $87	+10% $153
Rate	-1.0pp $62	-0.5pp $42	base $22	+0.5pp $1	+1.0pp $-20

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	22d	1	0.32mi
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	22d	1	0.44mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	22d	1	0.66mi

HOA detail

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

Listing history 50 events

1. 2026-06-22
   days on market $80,000 Active 159 DOM
2. 2026-06-19
   days on market $80,000 Active 157 DOM
3. 2026-06-18
   days on market $80,000 Active 156 DOM
4. 2026-06-17
   days on market $80,000 Active 155 DOM
5. 2026-06-16
   days on market $80,000 Active 154 DOM
6. 2026-06-15
   days on market $80,000 Active 153 DOM
7. 2026-06-14
   days on market $80,000 Active 151 DOM
8. 2026-06-13
   days on market $80,000 Active 150 DOM
9. 2026-06-10
   days on market $80,000 Active 148 DOM
10. 2026-06-09
    days on market $80,000 Active 147 DOM
11. 2026-06-08
    days on market $80,000 Active 146 DOM
12. 2026-06-07
    days on market $80,000 Active 145 DOM
13. 2026-06-02
    days on market $80,000 Active 140 DOM
14. 2026-06-01
    days on market $80,000 Active 139 DOM
15. 2026-05-31
    days on market $80,000 Active 138 DOM
16. 2026-05-30
    days on market $80,000 Active 137 DOM
17. 2026-05-05
    price $85,000
18. 2026-04-23
    price $90,000
19. 2026-04-21
    price $95,000
20. 2026-04-06
    status Active
21. 2026-04-06
    historical
22. 2026-03-06
    price $98,000
23. 2026-02-11
    price $99,000
24. 2026-01-13
    listed $105,000 Active
25. 2026-01-09
    status Active
26. 2026-01-09
    historical
27. 2026-01-07
    status Active
28. 2026-01-01
    historical
29. 2026-01-01
    historical
30. 2025-12-20
    price $110,000
31. 2025-11-19
    status Active
32. 2025-11-19
    price $120,000
33. 2025-09-08
    status Pending
34. 2025-08-25
    listed $125,000 Active
35. 2025-08-19
    historical
36. 2025-05-19
    price $125,000
37. 2025-03-24
    price $143,000
38. 2025-01-21
    listed $125,000 Active
39. 2024-06-19
    historical
40. 2024-06-05
    listed $149,300 Active
41. 2024-03-25
    historical
42. 2024-01-29
    status Active
43. 2024-01-29
    price $153,000
44. 2024-01-20
    historical
45. 2024-01-12
    price $157,000
46. 2023-10-30
    status Active
47. 2023-10-25
    historical
48. 2023-10-14
    price $164,900
49. 2023-07-26
    price $169,900
50. 2023-07-22
    listed $174,900 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: $537 · $45/mo
• Projected year-2 tax: $664 · $55/mo
• Expected delta: +$127/yr (+$11/mo · 23.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $19,853
• − Mortgage interest: −$4,481
• − Property taxes: −$537
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$4,332
• − Depreciation: −$2,327
• Taxable loss: −$519
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $387/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

-15.0% since first listed

41 events — show timeline

• 2026-05-05 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $98,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-20 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-19 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-24 Price Changed $143,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-05 Listed $149,300 Stellar MLS as Distributed by MLS Grid
• 2024-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-29 Price Changed $153,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-12 Price Changed $157,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-10-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-14 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-26 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-22 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2021-02-09 Sold (MLS) $74,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-22 Price Changed $73,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-04 Price Changed $76,900 Stellar MLS as Distributed by MLS Grid
• 2019-09-02 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-09 Sold (Public Records) $59,900 Public Records
• 1990-01-01 Sold (Public Records) $100,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $537 · -32.4% YoY. Source: county tax records.