9 S Bobwhite Rd · Wildwood, FL 34785

$169,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 66 Days on market

Built 1976 8,652 sqft lot Est $144k · 17% over $361/mo HOA · 22% of rent

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Why this score? — see what drove the F 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 +11.6/30.0
• Schools +5.2/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into pure Florida luxury living with this stunning and spacious 2/2 home in the WELL KNOWN Continental Country Club, one of the region’s most celebrated golf communities. Offering well over 1,400 sq ft of beautifully designed interiors, this residence welcomes you with a formal front family room framed by expansive picture windows overlooking a manicured circular drive and lush, magazine-worthy landscaping. The bright dining/living room combo flows effortlessly into a chef-inspired kitchen featuring rich cabinetry, gleaming quartz countertops, and an inside laundry area for ultimate convenience. The guest suite offers a roomy step-in closet and an updated, charming bath, while th

Key facts

• Spa style shower
• 8,652 sq ft lot
• 2 garage spots

Tags

• CHEF INSPIRED KITCHEN
• MANICURED CIRCULAR DRIVE
• OVERSIZED PRIMARY RETREAT
• SPA STYLE SHOWER
• LAKE ACCESS TO LAKE OKAHUMPKA
• ON SITE RESTAURANT AND LOUNGE

Property features AI

Finance

• Other: Senior community; Pets allowed
• Financial info: Lease restrictions apply
• HOA & community: Homeowners association (monthly fee required, buyer approval required); Association fee: $361.42 monthly; Association name listed; Community amenities: clubhouse, fitness center, pool, tennis courts, dog park, golf, golf carts allowed, community mailbox, street lights, wheelchair access, handicap modified, association-owned recreation, deed restrictions

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Mobile home (double wide); One story; West-facing
• Construction: Metal roof; Other construction materials; Crawlspace foundation; Built in or classified as double wide mobile construction
• Exterior features: Outdoor lighting; Sliding doors; Other exterior features; Lake access (Lake Okahumpka)

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; High ceilings; Living room / dining room combo; Other interior features; Walk-in closets; Window treatments
• Laundry & utility: Washer included; Electric water heater; Water softener; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $-53 ($-631/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (2.2% below list).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 66 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $93k; list at $169k implies a 82% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% 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 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $144,000
• 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	0.02mi	2/2.0	1,152 (0%)	1mo	$165,000	$143	98
14 Golfview Trl	0.24mi	2/2.0	1,152 (0%)	2mo	$140,000	$122	87
8 S Bobwhite	0.03mi	2/2.0	1,248 (+8%)	2mo	$123,450	$99	83
22 Big Oak Ln	0.49mi	2/2.0	1,144 (-1%)	5mo	$152,000	$133	72
72 Seminole Path	0.47mi	2/2.0	1,144 (-1%)	7mo	$70,000	$61	71
110 Forest Blvd	0.38mi	2/2.0	1,056 (-8%)	3mo	$220,000	$208	66
111 Sugar Maple Ave	0.73mi	2/2.0	1,152 (0%)	2mo	$125,000	$109	64
178 Big Oak Ln	0.43mi	2/2.0	1,056 (-8%)	8mo	$162,500	$154	60
17 Seminole Path	0.43mi	2/2.0	1,296 (+12%)	0mo	$162,000	$125	59
46 Seminole Path	0.45mi	2/2.0	1,248 (+8%)	8mo	$171,000	$137	58
108 Winterberry Ave	0.72mi	2/2.0	1,040 (-10%)	1mo	$70,000	$67	49
104 Winterberry Ave	0.74mi	2/2.0	1,248 (+8%)	6mo	$134,000	$107	47

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-30,839
• Equity at exit: $25,198

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-31,606
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$70
• HOA: −$361
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-53

Break-even live

Break-even rent $1,719

Max offer price $159,718

Occupancy floor 98%

Sensitivity live

Price	-10% $43	-5% $-5	+0% $-53	+5% $-100	+10% $-148
Rent	-10% $-183	-5% $-118	+0% $-53	+5% $13	+10% $78
Rate	-1.0pp $33	-0.5pp $-10	base $-53	+0.5pp $-96	+1.0pp $-141

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: $42,250
• Closing costs: $5,070
• 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	23d	1	0.64mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	23d	1	0.72mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	23d	1	1.29mi

HOA detail

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

Listing history 21 events

1. 2026-06-22
   days on market $169,000 Active 66 DOM
2. 2026-06-19
   days on market $169,000 Active 64 DOM
3. 2026-06-18
   days on market $169,000 Active 63 DOM
4. 2026-06-17
   days on market $169,000 Active 62 DOM
5. 2026-06-16
   days on market $169,000 Active 61 DOM
6. 2026-06-15
   days on market $169,000 Active 60 DOM
7. 2026-06-14
   days on market $169,000 Active 58 DOM
8. 2026-06-13
   days on market $169,000 Active 57 DOM
9. 2026-06-10
   days on market $169,000 Active 55 DOM
10. 2026-06-09
    days on market $169,000 Active 54 DOM
11. 2026-06-08
    days on market $169,000 Active 53 DOM
12. 2026-06-07
    days on market $169,000 Active 52 DOM
13. 2026-06-02
    days on market $169,000 Active 47 DOM
14. 2026-06-01
    days on market $169,000 Active 46 DOM
15. 2026-05-31
    days on market $169,000 Active 45 DOM
16. 2026-05-30
    days on market $169,000 Active 44 DOM
17. 2026-05-20
    price $169,000
18. 2026-04-16
    listed $175,000 Active
19. 2006-03-02
    soldstatus $93,000
20. 2004-12-16
    soldstatus $77,900
21. 2001-10-10
    soldstatus $43,900

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: +$920/yr (+$77/mo · 190.4%)

ⓘ 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 · 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: $19,829
• − Mortgage interest: −$9,467
• − Property taxes: −$483
• − Insurance: −$845
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − HOA: −$4,332
• − Depreciation: −$4,916
• Taxable loss: −$3,387
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $182/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

+285.0% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-02 Sold (Public Records) $93,000 Public Records
• 2004-12-16 Sold (Public Records) $77,900 Public Records
• 2001-10-10 Sold (Public Records) $43,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $483 · +2.0% YoY. Source: county tax records.