7610 County Road 663 · Nobleton, FL 33513

$185,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 9 Days on market

Built 1988 1.02 ac lot Est $215k · 14% under

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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 +23.4/30.0
• ARV discount +13.9/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home nestled on just over an acre in peaceful Bushnell. Freshly painted inside and out with brand new flooring throughout, this home offers a clean, modern feel while still giving you that quiet country charm. Enjoy morning coffee on the inviting front porch or unwind on the spacious back deck overlooking your fenced backyard, perfect for pets, play, or simply enjoying the outdoors. The property also features a fenced front yard for added curb appeal and flexibility, a convenient carport, and an outdoor shed for extra storage or hobbies. Ideally located in close proximity to the Withlacoochee River, you'll have easy access to fishing, kayaking, and all the natural beauty this area is known for. With over an acre of land, there's plenty of room to spread out, garden, or even add your own personal touches. A great blend of comfort, space, and Florida living, this one is ready to welcome its next owner.

Key facts

• Access to kayaking
• Carport
• Outdoor shed

Tags

• FENCED BACKYARD
• FENCED FRONT YARD
• CARPORT
• OUTDOOR SHED
• ACCESS TO FISHING
• ACCESS TO KAYAKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (0.7% below list).
• Recommended offer: $184k (0.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#880 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, schools F, amenities 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: 97 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $145k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,654 (0.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $215,424
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9183 CR 647a	0.29mi	3/2.0	1,152 (0%)	3mo	$215,000	$187	84
29120 Sentinel St	0.72mi	3/2.0	1,188 (+3%)	9mo	$195,000	$164	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.37×
• Total profit: $122,517
• Equity at exit: $166,663

10-year hold

• IRR: 26.0%
• Equity multiple: 7.63×
• Total profit: $343,466
• Equity at exit: $359,414

Cash invested: $51,800 (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 33513

• Home prices YoY: 12.8%
• Active inventory: 97
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $343

Break-even live

Break-even rent $1,403

Max offer price $185,000

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-19
   status Pending 985-char remark

   Show marketing remark (985 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home nestled on just over an acre in peaceful Bushnell. Freshly painted inside and out with brand new flooring throughout, this home offers a clean, modern feel while still giving you that quiet country charm. Enjoy morning coffee on the inviting front porch or unwind on the spacious back deck overlooking your fenced backyard, perfect for pets, play, or simply enjoying the outdoors. The property also features a fenced front yard for added curb appeal and flexibility, a convenient carport, and an outdoor shed for extra storage or hobbies. Ideally located in close proximity to the Withlacoochee River, you'll have easy access to fishing, kayaking, and all the natural beauty this area is known for. With over an acre of land, there's plenty of room to spread out, garden, or even add your own personal touches. A great blend of comfort, space, and Florida living, this one is ready to welcome its next owner.

2. 2026-04-19
   status Pending

   Show marketing remark (985 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home nestled on just over an acre in peaceful Bushnell. Freshly painted inside and out with brand new flooring throughout, this home offers a clean, modern feel while still giving you that quiet country charm. Enjoy morning coffee on the inviting front porch or unwind on the spacious back deck overlooking your fenced backyard, perfect for pets, play, or simply enjoying the outdoors. The property also features a fenced front yard for added curb appeal and flexibility, a convenient carport, and an outdoor shed for extra storage or hobbies. Ideally located in close proximity to the Withlacoochee River, you'll have easy access to fishing, kayaking, and all the natural beauty this area is known for. With over an acre of land, there's plenty of room to spread out, garden, or even add your own personal touches. A great blend of comfort, space, and Florida living, this one is ready to welcome its next owner.

3. 2026-04-10
   price $185,000 985-char remark

   Show marketing remark (985 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home nestled on just over an acre in peaceful Bushnell. Freshly painted inside and out with brand new flooring throughout, this home offers a clean, modern feel while still giving you that quiet country charm. Enjoy morning coffee on the inviting front porch or unwind on the spacious back deck overlooking your fenced backyard, perfect for pets, play, or simply enjoying the outdoors. The property also features a fenced front yard for added curb appeal and flexibility, a convenient carport, and an outdoor shed for extra storage or hobbies. Ideally located in close proximity to the Withlacoochee River, you'll have easy access to fishing, kayaking, and all the natural beauty this area is known for. With over an acre of land, there's plenty of room to spread out, garden, or even add your own personal touches. A great blend of comfort, space, and Florida living, this one is ready to welcome its next owner.

4. 2026-04-10
   price $185,000

   Show marketing remark (985 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home nestled on just over an acre in peaceful Bushnell. Freshly painted inside and out with brand new flooring throughout, this home offers a clean, modern feel while still giving you that quiet country charm. Enjoy morning coffee on the inviting front porch or unwind on the spacious back deck overlooking your fenced backyard, perfect for pets, play, or simply enjoying the outdoors. The property also features a fenced front yard for added curb appeal and flexibility, a convenient carport, and an outdoor shed for extra storage or hobbies. Ideally located in close proximity to the Withlacoochee River, you'll have easy access to fishing, kayaking, and all the natural beauty this area is known for. With over an acre of land, there's plenty of room to spread out, garden, or even add your own personal touches. A great blend of comfort, space, and Florida living, this one is ready to welcome its next owner.

5. 2026-04-10
   price $185,000

   Show marketing remark (985 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home nestled on just over an acre in peaceful Bushnell. Freshly painted inside and out with brand new flooring throughout, this home offers a clean, modern feel while still giving you that quiet country charm. Enjoy morning coffee on the inviting front porch or unwind on the spacious back deck overlooking your fenced backyard, perfect for pets, play, or simply enjoying the outdoors. The property also features a fenced front yard for added curb appeal and flexibility, a convenient carport, and an outdoor shed for extra storage or hobbies. Ideally located in close proximity to the Withlacoochee River, you'll have easy access to fishing, kayaking, and all the natural beauty this area is known for. With over an acre of land, there's plenty of room to spread out, garden, or even add your own personal touches. A great blend of comfort, space, and Florida living, this one is ready to welcome its next owner.

6. 2026-04-10
   listed $169,000 Active 985-char remark

   Show marketing remark (985 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home nestled on just over an acre in peaceful Bushnell. Freshly painted inside and out with brand new flooring throughout, this home offers a clean, modern feel while still giving you that quiet country charm. Enjoy morning coffee on the inviting front porch or unwind on the spacious back deck overlooking your fenced backyard, perfect for pets, play, or simply enjoying the outdoors. The property also features a fenced front yard for added curb appeal and flexibility, a convenient carport, and an outdoor shed for extra storage or hobbies. Ideally located in close proximity to the Withlacoochee River, you'll have easy access to fishing, kayaking, and all the natural beauty this area is known for. With over an acre of land, there's plenty of room to spread out, garden, or even add your own personal touches. A great blend of comfort, space, and Florida living, this one is ready to welcome its next owner.

7. 2026-04-10
   listed $169,000 Active

   Show marketing remark (985 chars)

   Welcome home to this beautifully updated 3-bedroom, 2-bath manufactured home nestled on just over an acre in peaceful Bushnell. Freshly painted inside and out with brand new flooring throughout, this home offers a clean, modern feel while still giving you that quiet country charm. Enjoy morning coffee on the inviting front porch or unwind on the spacious back deck overlooking your fenced backyard, perfect for pets, play, or simply enjoying the outdoors. The property also features a fenced front yard for added curb appeal and flexibility, a convenient carport, and an outdoor shed for extra storage or hobbies. Ideally located in close proximity to the Withlacoochee River, you'll have easy access to fishing, kayaking, and all the natural beauty this area is known for. With over an acre of land, there's plenty of room to spread out, garden, or even add your own personal touches. A great blend of comfort, space, and Florida living, this one is ready to welcome its next owner.

8. 2021-02-01
   soldstatus $144,575
9. 2008-11-22
   listed $119,000
10. 2008-02-01
    listed $159,000

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$807/yr (+$67/mo · 110.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,038
• − Mortgage interest: −$10,363
• − Property taxes: −$729
• − Insurance: −$925
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$5,382
• Taxable income: $1,114
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $3,847/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 — Nobleton

• Score: 55/100
• State rank: #880
• US rank: #23567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,647

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 (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 10% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Chinese 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: ▲ 40.29%
• Current HPI: 354.5531
• Rent YoY: —
• Metro: —
• 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

+16.4% since first listed

10 events — show timeline

• 2026-04-19 Pending — HCAR
• 2026-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $185,000 HCAR
• 2026-04-10 Price Changed $185,000 RACC
• 2026-04-10 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $169,000 HCAR
• 2026-04-10 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-01 Sold (Public Records) $144,575 Public Records
• 2008-11-22 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2008-02-01 Listed $159,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $729 · +2.5% YoY. Source: county tax records.