10128 SE 158th Ln · Summerfield, FL 34491

$289,990

5 bd · 2.0 ba · 1,708 sqft · SingleFamily · 92 Days on market

Built 2026 Excellent condition 8,820 sqft lot 2-car garage $44/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story all concrete block constructed 5 bedroom, 2 bathroom home is a thoughtfully-designed living space. With an open concept layout, this plan offers the perfect balance of functionality, comfort, and modern style. The kitchen is centrally located with quartz countertops, center island, walk-in pantry and stainless steel appliances including a built-in dishwasher, range and microwave. The primary suite is at the rear of the home for added privacy and includes a spacious closet and ensuite bathroom. Four additional bedrooms share the second bathroom with a dedicated laundry room nearby. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subjext to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• Quartz countertops
• Ensuite bathroom
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• CENTER ISLAND
• WALK-IN PANTRY
• STAINLESS-STEEL APPLIANCES
• ENSUITE BATHROOM

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $297,393.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3 ($39/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 $266k (8.2% below list).
• Recommended offer: $264k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.7% in Summerfield — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: 827 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $2,661/mo this rent would consume 48% of the median local household income ($67k/yr) — 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 $9k of value loss. Plan a longer hold.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $263,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (median comp): $297,393
• List price: $289,990
• Delta: -2.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10109 SE 158th Ln	0.05mi	5/2.0	1,708 (0%)	0mo	$293,070	$172	97
15934 SE 101st Cir	0.09mi	5/2.0	1,708 (0%)	2mo	$285,990	$167	94
15925 SE 101st Cir	0.09mi	5/2.0	1,708 (0%)	3mo	$280,000	$164	94
15871 SE 101st Cir	0.06mi	4/2.0 (-1)	1,828 (+7%)	8mo	$295,990	$162	74
15865 SE 101st Cir	0.06mi	4/2.0 (-1)	1,828 (+7%)	9mo	$295,990	$162	73
10125 SE 158th Ln	0.03mi	4/2.0 (-1)	1,498 (-12%)	0mo	$280,990	$188	72
10108 SE 158th Ln	0.04mi	4/2.0 (-1)	1,498 (-12%)	0mo	$275,570	$184	72
10117 SE 158th Ln	0.04mi	4/2.0 (-1)	1,498 (-12%)	1mo	$283,070	$189	72
15931 SE 101st Cir	0.10mi	4/2.0 (-1)	1,498 (-12%)	2mo	$265,000	$177	68
15964 SE 101st Cir	0.12mi	4/2.0 (-1)	1,498 (-12%)	1mo	$279,570	$187	68
15946 SE 101st Cir	0.09mi	4/2.0 (-1)	1,498 (-12%)	3mo	$275,000	$184	68
9805 SE 161st Lane Rd	0.47mi	4/2.0 (-1)	1,828 (+7%)	2mo	$280,000	$153	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-47,916
• Equity at exit: $44,342

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-41,184
• Equity at exit: $25,713

Cash invested: $83,270 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 10 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $288,985 ($182/sqft)
• Median days on market: 104 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: -4.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34491

• Home prices YoY: -35.0%
• Active inventory: 827
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,661 medium
• Mortgage (P&I): −$1,560
• Tax est. 1.5%: −$372 /mo · $4,461/yr
• Insurance: −$124
• HOA: −$44
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $3

Break-even live

Break-even rent $2,657

Max offer price $297,393

Occupancy floor 95%

Sensitivity live

Price	-10% $209	-5% $106	+0% $3	+5% $-100	+10% $-202
Rent	-10% $-207	-5% $-102	+0% $3	+5% $108	+10% $214
Rate	-1.0pp $153	-0.5pp $79	base $3	+0.5pp $-74	+1.0pp $-152

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: $74,348
• Closing costs: $8,922
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15886 SE 101st Cir Summerfield, FL	5.0	2.0	1708	$2,500	$1.46	62d	1	0.12mi
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	70d	1	0.28mi
9393 SE 158th Pl Summerfield, FL	4.0	3.0	1990	$2,500	$1.26	70d	1	0.76mi
16475 SE 89th Ter Summerfield, FL	4.0	3.0	1942	$2,700	$1.39	62d	1	1.25mi

Property features AI

Finance

• Other: Project in PUD zoningPermit number 26-03-07699
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Boyd Property ManagementMonthly HOA dues $44 (association approval required)Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities
• Home design: Single-family residenceOne levelNorthwest-facing entry
• Construction: Block constructionShingle roofBuilt by DR Horton INC (model: Dundee)New constructionSlab foundationBuilder license CRC057592
• Exterior features: Paved road accessLot about 0.2 acres (approximately 819 m²)

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: Open floorplanHome under construction (projected completion: 2026-09-12)Home warranty included
• Laundry & utility: Dedicated laundry roomIrrigation equipment

Listing history 50 events

1. 2026-08-08
   days on market $289,990 Active 92 DOM
2. 2026-08-07
   days on market $289,990 Active 91 DOM
3. 2026-08-06
   days on market $289,990 Active 90 DOM
4. 2026-08-05
   days on market $289,990 Active 89 DOM
5. 2026-08-04
   days on market $289,990 Active 88 DOM
6. 2026-08-03
   days on market $289,990 Active 87 DOM
7. 2026-07-31
   days on market $289,990 Active 84 DOM
8. 2026-07-30
   days on market $289,990 Active 83 DOM
9. 2026-07-29
   days on market $289,990 Active 82 DOM
10. 2026-07-27
    days on market $289,990 Active 80 DOM
11. 2026-07-25
    days on market $289,990 Active 78 DOM
12. 2026-07-23
    days on market $289,990 Active 76 DOM
13. 2026-07-22
    days on market $289,990 Active 75 DOM
14. 2026-07-21
    days on market $289,990 Active 74 DOM
15. 2026-07-18
    days on market $289,990 Active 71 DOM
16. 2026-07-16
    days on market $289,990 Active 69 DOM
17. 2026-07-16
    days on market $289,990 Active 68 DOM
18. 2026-07-14
    days on market $289,990 Active 67 DOM
19. 2026-07-13
    days on market $289,990 Active 66 DOM
20. 2026-07-12
    days on market $289,990 Active 65 DOM
21. 2026-07-11
    days on market $289,990 Active 64 DOM
22. 2026-07-10
    days on market $289,990 Active 63 DOM
23. 2026-07-09
    days on market $289,990 Active 62 DOM
24. 2026-07-08
    days on market $289,990 Active 61 DOM
25. 2026-07-07
    days on market $289,990 Active 60 DOM
26. 2026-07-06
    days on market $289,990 Active 59 DOM
27. 2026-07-05
    days on market $289,990 Active 58 DOM
28. 2026-07-04
    days on market $289,990 Active 57 DOM
29. 2026-07-03
    days on market $289,990 Active 56 DOM
30. 2026-07-02
    days on market $289,990 Active 55 DOM
31. 2026-07-01
    days on market $289,990 Active 54 DOM
32. 2026-06-30
    days on market $289,990 Active 53 DOM
33. 2026-06-29
    days on market $289,990 Active 52 DOM
34. 2026-06-28
    days on market $289,990 Active 51 DOM
35. 2026-06-28
    days on market $289,990 Active 50 DOM
36. 2026-06-27
    days on market $289,990 Active 49 DOM
37. 2026-06-25
    pricedays on market $289,990 Active 47 DOM
38. 2026-06-23
    days on market $294,070 Active 45 DOM
39. 2026-06-21
    days on market $294,070 Active 44 DOM
40. 2026-06-18
    days on market $294,070 Active 41 DOM
41. 2026-06-17
    days on market $294,070 Active 40 DOM
42. 2026-06-16
    days on market $294,070 Active 39 DOM
43. 2026-06-15
    days on market $294,070 Active 38 DOM
44. 2026-06-14
    days on market $294,070 Active 36 DOM
45. 2026-06-13
    days on market $294,070 Active 35 DOM
46. 2026-06-10
    days on market $294,070 Active 33 DOM
47. 2026-06-09
    days on market $294,070 Active 32 DOM
48. 2026-06-08
    days on market $294,070 Active 31 DOM
49. 2026-06-07
    days on market $294,070 Active 30 DOM
50. 2026-06-03
    days on market $294,070 Active 26 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,936
• − Mortgage interest: −$16,659
• − Property taxes: −$4,461
• − Insurance: −$1,487
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − HOA: −$528
• − Depreciation: −$8,651
• Taxable loss: −$4,959
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $1,229/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This single-story home is under construction and already boasts excellent condition with a modern design and high-end finishes. Future updates could focus on exterior enhancements and smart home integration to maximize its value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Both Add smart home features — Improves functionality and marketability ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Harbour View Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 Middle Lake Weir Middle School F FL #416/571 Nat'l #7,460/14,009 High Lake Weir High School F FL #458/667 Nat'l #11,681/17,239

Schools (NCES district)

• District: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 of 73 in FL

Livability — Summerfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Marion County · 365,905 people
• City population: 33,318
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 8% of renters

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Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 1%

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Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.67%
• Current HPI: 200.0792
• Rent YoY: —
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Project in PUD zoningPermit number 26-03-07699
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Boyd Property ManagementMonthly HOA dues $44 (association approval required)Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerOther utilities
• Home design: Single-family residenceOne levelNorthwest-facing entry
• Construction: Block constructionShingle roofBuilt by DR Horton INC (model: Dundee)New constructionSlab foundationBuilder license CRC057592
• Exterior features: Paved road accessLot about 0.2 acres (approximately 819 m²)

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air conditioning
• Interior features: Open floorplanHome under construction (projected completion: 2026-09-12)Home warranty included
• Laundry & utility: Dedicated laundry roomIrrigation equipment

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-09 Listed $294,070 Zillow
• 2026-05-08 Listed $294,070 Stellar MLS as Distributed by MLS Grid