27 S Bobwhite Rd · Wildwood, FL 34785

$99,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 39 Days on market

Built 1978 9,000 sqft lot Est $108k · 8% under $535/mo HOA · 36% of rent

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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 +13.4/30.0
• ARV discount +11.1/15.0
• 1% rule +9.9/10.0
• Schools +5.2/10.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOUR DREAM RETIREMENT AWAITS – STUNNING RENO IN 55+ COMMUNITY CONTINENTAL COUNTRY CLUB! MOTIVATED SELLER – BRING OFFERS! Step into the ultimate Florida lifestyle in this beautifully reimagined home, where every detail has been handled for you. This isn't just a house; it’s a total lifestyle upgrade in a premier gated golf community! Home Highlights: Stunning Renovation: Sun-filled rooms with a fresh, modern aesthetic and designer finishes throughout. Entertainer's Delight: An open-concept kitchen and living space perfect for hosting friends and family. Relaxing Outdoors: Enjoy quiet Florida evenings on your private covered carport. Move-In Ready: Completely turn-key, allowing you to start your next chapter immediately. Resort-Style Amenities: Experience the peace and community you’ve been searching for with access to: Championship Golf Course Secure, Gated Entry Vibrant Social Calendar & Activities for every interest Don't wait—this renovated gem is priced to sell and won't last long. Schedule your tour today!

Key facts

• Fresh paint
• New flooring
• Bonus room

Tags

• OVERSIZED LOT
• NEW FLOORING
• FRESH PAINT
• FURNISHED
• BONUS ROOM
• BUILT-IN HUTCH

Property features AI

Finance

• Other: Furnished: Yes
• Financial info: Total annual fees listed at approximately $6,425.88; No lease restrictions indicated
• HOA & community: Has HOA (monthly fee required); Monthly association fee approximately $535.49; Association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, basketball and shuffleboard courts, trails, storage, gated access, security, recreation facilities, vehicle restrictions, private road, management, maintenance of grounds, cable TV, internet, trash service, escrow reserves fund; Community features include buyer approval required, clubhouse, community mailbox, deed restrictions, dog park, golf and golf carts allowed, handicap modified access, pool, tennis courts, wheelchair access, and street lights; Senior community

Exterior

• Parking: Carport with 1 space
• Security: Gated community; Community security
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; High-speed internet available; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One level; Faces southwest
• Construction: Metal roof; Roof over; Other construction materials; Crawlspace foundation; Built approximately as a manufactured home
• Exterior features: Other exterior features; Lake access to Lake Okahumpka; Asphalt road access; Private maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Walk-in closet(s); Window treatments; Other interior features
• Laundry & utility: Washer; Dryer; Laundry area located outside/other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $2 ($22/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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; 1 comparable units currently listed for rent nearby; 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 $691 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 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $60k; list at $100k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $108,480
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 S Bobwhite Rd	0.07mi	2/2.0	960 (0%)	2mo	$112,000	$117	95
4 Bobcat Trl	0.44mi	2/2.0	960 (0%)	8mo	$61,750	$64	72
111 Winterberry Ave	0.59mi	2/2.0	960 (0%)	0mo	$148,500	$155	72
40 Magnolia Ln	0.53mi	2/2.0	960 (0%)	4mo	$124,500	$130	71
110 Forest Blvd	0.28mi	2/2.0	1,056 (+10%)	3mo	$220,000	$208	68
50 Seminole Path	0.58mi	2/2.0	964 (+0%)	9mo	$95,000	$99	65
16 Robin Rd	0.37mi	2/2.0	1,000 (+4%)	14mo	$72,500	$73	64
108 Winterberry Ave	0.62mi	2/2.0	1,040 (+8%)	1mo	$70,000	$67	56
178 Big Oak Ln	0.58mi	2/2.0	1,056 (+10%)	8mo	$162,500	$154	50
102 Robin Ln	0.72mi	2/2.0	1,040 (+8%)	4mo	$117,500	$113	50
116 Cypress Rd	0.74mi	2/2.0	1,040 (+8%)	5mo	$47,000	$45	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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-15,974
• Equity at exit: $14,895

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-13,378
• Equity at exit: $8,638

Cash invested: $27,972 (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: $1,487 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$42
• HOA: −$535
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $2

Break-even live

Break-even rent $1,484

Max offer price $99,900

Occupancy floor 95%

Sensitivity live

Price	-10% $58	-5% $30	+0% $2	+5% $-26	+10% $-55
Rent	-10% $-116	-5% $-57	+0% $2	+5% $61	+10% $119
Rate	-1.0pp $52	-0.5pp $27	base $2	+0.5pp $-24	+1.0pp $-50

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	21d	1	0.60mi

HOA detail

• Monthly dues: $535 · $6,420/yr
• Likely covers: security

Listing history 36 events

1. 2026-06-19
   days on market $99,900 Active 39 DOM
2. 2026-06-18
   days on market $99,900 Active 38 DOM
3. 2026-06-17
   days on market $99,900 Active 37 DOM
4. 2026-06-16
   days on market $99,900 Active 36 DOM
5. 2026-06-15
   days on market $99,900 Active 35 DOM
6. 2026-06-14
   days on market $99,900 Active 33 DOM
7. 2026-06-13
   days on market $99,900 Active 32 DOM
8. 2026-06-10
   days on market $99,900 Active 30 DOM
9. 2026-06-09
   days on market $99,900 Active 29 DOM
10. 2026-06-08
    days on market $99,900 Active 28 DOM
11. 2026-06-07
    statusdays on market $99,900 Active 27 DOM
12. 2026-05-22
    status Pending
13. 2026-04-28
    listed $99,900 Active
14. 2026-03-18
    soldstatus $60,500
15. 2026-03-13
    soldstatus $60,500 Closed 1078-char remark

    Show marketing remark (1078 chars)

    YOUR DREAM RETIREMENT AWAITS – STUNNING RENO IN 55+ COMMUNITY CONTINENTAL COUNTRY CLUB! MOTIVATED SELLER – BRING OFFERS! Step into the ultimate Florida lifestyle in this beautifully reimagined home, where every detail has been handled for you. This isn't just a house; it’s a total lifestyle upgrade in a premier gated golf community! Home Highlights: Stunning Renovation: Sun-filled rooms with a fresh, modern aesthetic and designer finishes throughout. Entertainer's Delight: An open-concept kitchen and living space perfect for hosting friends and family. Relaxing Outdoors: Enjoy quiet Florida evenings on your private covered carport. Move-In Ready: Completely turn-key, allowing you to start your next chapter immediately. Resort-Style Amenities: Experience the peace and community you’ve been searching for with access to: Championship Golf Course Secure, Gated Entry Vibrant Social Calendar & Activities for every interest Don't wait—this renovated gem is priced to sell and won't last long. Schedule your tour today!

16. 2026-02-24
    status Pending 1078-char remark

    Show marketing remark (1078 chars)

    YOUR DREAM RETIREMENT AWAITS – STUNNING RENO IN 55+ COMMUNITY CONTINENTAL COUNTRY CLUB! MOTIVATED SELLER – BRING OFFERS! Step into the ultimate Florida lifestyle in this beautifully reimagined home, where every detail has been handled for you. This isn't just a house; it’s a total lifestyle upgrade in a premier gated golf community! Home Highlights: Stunning Renovation: Sun-filled rooms with a fresh, modern aesthetic and designer finishes throughout. Entertainer's Delight: An open-concept kitchen and living space perfect for hosting friends and family. Relaxing Outdoors: Enjoy quiet Florida evenings on your private covered carport. Move-In Ready: Completely turn-key, allowing you to start your next chapter immediately. Resort-Style Amenities: Experience the peace and community you’ve been searching for with access to: Championship Golf Course Secure, Gated Entry Vibrant Social Calendar & Activities for every interest Don't wait—this renovated gem is priced to sell and won't last long. Schedule your tour today!

17. 2026-02-02
    price $115,000 1078-char remark

    Show marketing remark (1078 chars)

    YOUR DREAM RETIREMENT AWAITS – STUNNING RENO IN 55+ COMMUNITY CONTINENTAL COUNTRY CLUB! MOTIVATED SELLER – BRING OFFERS! Step into the ultimate Florida lifestyle in this beautifully reimagined home, where every detail has been handled for you. This isn't just a house; it’s a total lifestyle upgrade in a premier gated golf community! Home Highlights: Stunning Renovation: Sun-filled rooms with a fresh, modern aesthetic and designer finishes throughout. Entertainer's Delight: An open-concept kitchen and living space perfect for hosting friends and family. Relaxing Outdoors: Enjoy quiet Florida evenings on your private covered carport. Move-In Ready: Completely turn-key, allowing you to start your next chapter immediately. Resort-Style Amenities: Experience the peace and community you’ve been searching for with access to: Championship Golf Course Secure, Gated Entry Vibrant Social Calendar & Activities for every interest Don't wait—this renovated gem is priced to sell and won't last long. Schedule your tour today!

18. 2025-10-30
    listed $119,000 Active 1078-char remark

    Show marketing remark (1078 chars)

    YOUR DREAM RETIREMENT AWAITS – STUNNING RENO IN 55+ COMMUNITY CONTINENTAL COUNTRY CLUB! MOTIVATED SELLER – BRING OFFERS! Step into the ultimate Florida lifestyle in this beautifully reimagined home, where every detail has been handled for you. This isn't just a house; it’s a total lifestyle upgrade in a premier gated golf community! Home Highlights: Stunning Renovation: Sun-filled rooms with a fresh, modern aesthetic and designer finishes throughout. Entertainer's Delight: An open-concept kitchen and living space perfect for hosting friends and family. Relaxing Outdoors: Enjoy quiet Florida evenings on your private covered carport. Move-In Ready: Completely turn-key, allowing you to start your next chapter immediately. Resort-Style Amenities: Experience the peace and community you’ve been searching for with access to: Championship Golf Course Secure, Gated Entry Vibrant Social Calendar & Activities for every interest Don't wait—this renovated gem is priced to sell and won't last long. Schedule your tour today!

19. 2025-09-30
    historical
20. 2025-04-26
    price $119,900
21. 2025-03-13
    listed $135,000 Active
22. 2023-12-31
    historical
23. 2023-07-14
    status Active
24. 2023-07-05
    status Pending
25. 2023-06-25
    listed $160,000 Active
26. 2022-12-28
    soldstatus $90,000
27. 2022-12-02
    soldstatus $90,000 Closed
28. 2022-10-03
    status Pending
29. 2022-09-08
    status Active
30. 2022-08-12
    status Pending
31. 2022-08-02
    listed $95,000 Active
32. 2018-09-19
    soldstatus $54,000
33. 2018-09-17
    soldstatus $54,000 Sold
34. 2018-08-24
    status Pending
35. 2018-06-13
    price $59,900
36. 2018-04-18
    listed $62,900 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: $864 · $72/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,839
• − Mortgage interest: −$5,596
• − Property taxes: −$864
• − Insurance: −$500
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − HOA: −$6,420
• − Depreciation: −$2,906
• Taxable loss: −$1,301
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $335/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

+58.8% since first listed

25 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Sold (Public Records) $60,500 Public Records
• 2026-03-13 Sold (MLS) $60,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-26 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-07-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-07-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-25 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-28 Sold (Public Records) $90,000 Public Records
• 2022-12-02 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-08-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-02 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-19 Sold (Public Records) $54,000 Public Records
• 2018-09-17 Sold (MLS) $54,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-13 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2018-04-18 Listed $62,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $864 · -0.8% YoY. Source: county tax records.