808 SE 124th Ave · Webster, FL 33597

$119,999

2 bd · 1.0 ba · 756 sqft · Manufactured · 87 Days on market

Built 2022 0.30 ac lot ↓ 37% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Turn-key Florida fishing getaway just one minute from the public boat ramp. This fully furnished 2022 home offers the perfect weekend escape, Airbnb opportunity, or seasonal retreat for anyone who loves boating, fishing, and quiet Old Florida charm. No HOA. Airbnb potential. Inside, you’ll find an open floor plan with modern finishes and luxury vinyl flooring, along with 2 bedrooms and 1 bathroom designed for easy living. The kitchen comes equipped with a convection oven, microwave, and refrigerator, and the home also features central AC and heat, private well and septic, and inside laundry. Outdoor enthusiasts will love the location with a public boat ramp less than a minute away, pr

Key facts

• Private well
• Spacious lot
• Public boat ramp

Tags

• FULLY FURNISHED
• PUBLIC BOAT RAMP
• PRIVATE WELL
• SPACIOUS LOT

Property features AI

Finance

• Other: Property is furnished; Lot approximately 0.3 acres (dirt road access)
• Financial info: Lease restrictions apply
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Water available
• Home design: Residential manufactured home (single wide); One level; Faces west; Entry on crawlspace
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Other exterior features

Interior

• Kitchen: Convection oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#411 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D, 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: 302 active listings in the ZIP; 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 $829 of loan paydown is wiped out by about $4k 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 87 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,460
• Equity at exit: $17,892

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $21,946
• Equity at exit: $10,375

Cash invested: $33,600 (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 33597

• Home prices YoY: -5.2%
• Active inventory: 302
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $282

Break-even live

Break-even rent $1,050

Max offer price $119,999

Occupancy floor 75%

Sensitivity live

Price	-10% $365	-5% $324	+0% $282	+5% $241	+10% $199
Rent	-10% $171	-5% $226	+0% $282	+5% $338	+10% $393
Rate	-1.0pp $342	-0.5pp $313	base $282	+0.5pp $251	+1.0pp $219

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-02
   days on market $119,999 Active 87 DOM
2. 2026-06-01
   days on market $119,999 Active 86 DOM
3. 2026-05-31
   days on market $119,999 Active 85 DOM
4. 2026-05-30
   days on market $119,999 Active 84 DOM
5. 2026-05-21
   price $119,999
6. 2026-05-01
   price $129,000
7. 2026-04-28
   price $139,000
8. 2026-03-24
   price $149,900
9. 2026-03-15
   price $164,900
10. 2026-03-14
    price $174,900
11. 2026-03-07
    listed $189,000 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: $16,881
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,491
• Taxable income: $1,567
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $3,008/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 — Webster

• Score: 70/100
• State rank: #411
• US rank: #7339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,424

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 8% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Serbian 3% Italian 2% Iranian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 9%

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: ▼ -15.59%
• Current HPI: 282.5139
• 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

-36.5% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $119,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Listed $189,000 Stellar MLS as Distributed by MLS Grid