2371 Oklahoma Dr · Bushnell, FL 33585

$259,888

3 bd · 2.0 ba · 1,477 sqft · SingleFamily · 269 Days on market

Built 2025 5,225 sqft lot $45/mo HOA · 2% of rent ↓ 5% since listing

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Under Construction. Welcome to your spacious and elegant home in the desirable Sumter Villas The Alton Plan offers a contemporary living experience with its design and desirable features. The standout kitchen is a culinary masterpiece, featuring cabinetry, granite countertops, and stainless steel appliances, including a smooth-top range, over-the-range microwave, and dishwasher. This culinary space opens seamlessly into a welcoming dining area and spacious living room, perfect for hosting gatherings or relaxation. Convenience abounds with all bedrooms and a sizable laundry room on the main floor. The serene owner’s suite is a retreat with a private bath and a generous walk-in closet.

Key facts

• Private bath
• Granite countertops
• Smooth-top range

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SMOOTH-TOP RANGE
• OVER-THE-RANGE MICROWAVE
• PRIVATE BATH
• GENEROUS WALK-IN CLOSET

Property features AI

Finance

• Other: Lot approx. 0.12 acres (paved road access); Permit number: 24BUS-00311
• Financial info: No lease restrictions indicated
• HOA & community: Sumter Villas Homeowners Association; Monthly HOA $45 (includes pool, common area taxes, and other items); Community clubhouse and pool; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Under construction (projected completion: 2025-08-07); Property faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Built by Century Complete (model: PRESCOTT-A6)
• Exterior features: Patio/porch (other); Exterior lighting; Sidewalk; Sliding doors

Interior

• Kitchen: Range; Microwave; Dishwasher; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Open floorplan; Stone countertops; Thermostat; Walk-in closets; Double-pane/insulated thermal windows; Smoke detector(s)
• Laundry & utility: Inside laundry room

🏗️ New construction. The $259,888 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,429.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (20.8% below list).
• Recommended offer: $206k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.2% in Bushnell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#835 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety 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.
• Zoned schools: Bushnell Elementary School (math 65% / reading 63%, grade B, #552 of 2,144 statewide, top 26%, 760 students, 61% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL).
• Market conditions: 44 active listings in the ZIP; 4 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

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $205,873 (20.8% 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 269 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.79% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $261,429
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2252 Oklahoma Dr	0.13mi	3/2.0	1,477 (0%)	4mo	$243,000	$165	91
1569 Texas Ave	0.14mi	3/2.0	1,452 (-2%)	2mo	$251,075	$173	89
1573 Texas Ave	0.14mi	3/2.0	1,452 (-2%)	4mo	$255,482	$176	88
1577 Texas Ave	0.11mi	3/2.0	1,542 (+4%)	6mo	$249,900	$162	83
1691 Nebraska Loop	0.28mi	3/2.0	1,450 (-2%)	5mo	$249,900	$172	79
2359 Oklahoma Dr	0.00mi	3/2.0	1,263 (-14%)	6mo	$229,990	$182	71
2264 Oklahoma Dr	0.13mi	3/2.0	1,263 (-14%)	2mo	$244,888	$194	68
2162 Oklahoma Dr	0.17mi	3/2.0	1,303 (-12%)	6mo	$239,900	$184	67
2383 Oklahoma Dr	0.07mi	4/2.0 (+1)	1,666 (+13%)	6mo	$269,990	$162	65
1673 Minnesota Rd	0.21mi	3/2.0	1,265 (-14%)	2mo	$250,000	$198	65
2216 Oklahoma Dr	0.17mi	3/2.0	1,263 (-14%)	6mo	$239,990	$190	63
2234 Oklahoma Dr	0.17mi	4/2.0 (+1)	1,666 (+13%)	4mo	$294,990	$177	62

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: 4.1%
• Equity multiple: 1.24×
• Total profit: $17,203
• Equity at exit: $117,550

10-year hold

• IRR: 7.3%
• Equity multiple: 2.11×
• Total profit: $81,473
• Equity at exit: $181,158

Cash invested: $73,200 (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 33585

• Active inventory: 44
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,371
• Tax est. 1.5%: −$327 /mo · $3,921/yr
• Insurance: −$109
• HOA: −$45
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-225

Break-even live

Break-even rent $2,344

Max offer price $228,831

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-135	+0% $-225	+5% $-316	+10% $-406
Rent	-10% $-388	-5% $-307	+0% $-225	+5% $-144	+10% $-63
Rate	-1.0pp $-94	-0.5pp $-159	base $-225	+0.5pp $-293	+1.0pp $-362

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: $65,357
• Closing costs: $7,843
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Texas Ave Sumterville, FL	4.0	2.0	1722	$2,200	$1.28	23d	1	0.02mi
1610 Minnesota Rd Sumterville, FL	3.0	2.0	1452	$1,995	$1.37	23d	1	0.18mi
1709 Nebraska Loop Sumterville, FL	3.0	2.5	1557	$2,025	$1.30	23d	1	0.27mi
1729 Nebraska Loop Bushnell, FL	3.0	2.0	1263	$1,795	$1.42	23d	1	0.31mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 40 events

1. 2026-06-22
   days on market $259,888 Active 269 DOM
2. 2026-06-19
   days on market $259,888 Active 267 DOM
3. 2026-06-18
   days on market $259,888 Active 266 DOM
4. 2026-06-17
   days on market $259,888 Active 265 DOM
5. 2026-06-16
   days on market $259,888 Active 264 DOM
6. 2026-06-15
   days on market $259,888 Active 263 DOM
7. 2026-06-14
   days on market $259,888 Active 261 DOM
8. 2026-06-13
   pricedays on market $259,888 Active 260 DOM
9. 2026-06-10
   days on market $260,358 Active 258 DOM
10. 2026-06-09
    days on market $260,358 Active 257 DOM
11. 2026-06-08
    days on market $260,358 Active 256 DOM
12. 2026-06-07
    days on market $260,358 Active 255 DOM
13. 2026-06-02
    days on market $260,358 Active 250 DOM
14. 2026-06-01
    days on market $260,358 Active 249 DOM
15. 2026-05-31
    days on market $260,358 Active 248 DOM
16. 2026-05-30
    pricedays on market $260,358 Active 247 DOM
17. 2026-04-24
    price $259,888
18. 2026-04-24
    price $277,460
19. 2026-04-24
    price $288,460
20. 2026-04-22
    price $241,888
21. 2026-04-22
    status Active
22. 2026-03-06
    status Pending
23. 2026-02-12
    price $239,888
24. 2026-02-11
    price $249,888
25. 2026-01-10
    price $244,888
26. 2025-12-24
    price $239,888
27. 2025-12-23
    status Active
28. 2025-12-23
    price $229,888
29. 2025-11-14
    status Pending
30. 2025-11-14
    price $219,888
31. 2025-11-13
    price $234,990
32. 2025-11-13
    status Active
33. 2025-10-21
    status Pending
34. 2025-10-10
    status Active
35. 2025-10-07
    status Pending
36. 2025-10-04
    price $229,990
37. 2025-09-25
    price $239,990
38. 2025-09-17
    price $250,990
39. 2025-09-15
    price $269,990
40. 2025-06-05
    listed $273,990 Active

ⓘ 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: $24,705
• − Mortgage interest: −$14,644
• − Property taxes: −$3,921
• − Insurance: −$1,307
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − HOA: −$540
• − Depreciation: −$7,605
• Taxable loss: −$7,266
• Est. tax savings @ 24.0%: +$1,744
• After-tax cash flow: $-960/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 — Bushnell

• Score: 58/100
• State rank: #835
• US rank: #20676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bushnell, FL
• Population (ZIP): 1,424

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 30% Two or more races 8%
• Hispanic origin (detail): Mexican 8% Puerto Rican 17% Cuban 5%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 15% 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: —
• Current HPI: —
• 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

-5.1% since first listed

24 events — show timeline

• 2026-04-24 Price Changed $259,888 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $277,460 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $288,460 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $241,888 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $239,888 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $249,888 Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Price Changed $244,888 Stellar MLS as Distributed by MLS Grid
• 2025-12-24 Price Changed $239,888 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Price Changed $229,888 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $219,888 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $234,990 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Price Changed $229,990 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $239,990 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $250,990 Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $269,990 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Listed $273,990 Stellar MLS as Distributed by MLS Grid