2440 CR 522 · Bushnell, FL 33585

$250,000

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 163 Days on market

Built 1910 0.69 ac lot

---

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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• DSCR +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Old Florida Charm. Step back in time and discover the rare opportunity to own a piece of authentic Old Florida. Nestled on a scenic yard in the heart of Sumterville, this vacant land features a charming Florida Cracker-style home. Enjoy the serenity of rural living while remaining seconds away from 301 and a short drive to The Villages, Wildwood and Bushnell. Perfect for restoration, new construction or investment potential. This is your chance to own a true slice of Old Florida- a property filled with character, history, and unlimited possibilities. Schedule your private showing today.

Key facts

• Scenic yard
• Rural living
• New construction

Tags

• FLORIDA CRACKER-STYLE HOME
• SCENIC YARD
• RURAL LIVING
• RESTORATION POTENTIAL
• NEW CONSTRUCTION
• INVESTMENT POTENTIAL

Property features AI

Finance

• Other: Partially furnished; One well and one septic on the property; Living area approximately 1,104 square feet
• Financial info: Tax information not included per instructions
• HOA & community: No HOA; Community has street lights

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Well water; Private sewer; Private utilities; sewer available; water available
• Home design: Single-family residence; One story; Faces south
• Construction: Wood siding exterior; Metal roof; Crawlspace foundation; Built on approximately 0.69 acres (about 1/2 to less than 1 acre)
• Exterior features: Other exterior features; Paved road access; Street lights in the community

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Eat-in kitchen; Kitchen/family room combo; Wood-burning fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-76 ($-915/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (28.2% below list).
• Recommended offer: $180k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.2% in Bushnell — 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 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-, 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: 44 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

• In year one you build about $9k 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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,500 (28.2% 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 163 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 11.6

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: 6.3%
• Equity multiple: 1.36×
• Total profit: $25,142
• Equity at exit: $112,411

10-year hold

• IRR: 9.1%
• Equity multiple: 2.37×
• Total profit: $96,190
• Equity at exit: $173,238

Cash invested: $70,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-76

Break-even live

Break-even rent $1,892

Max offer price $236,525

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $-6	+0% $-76	+5% $-147	+10% $-218
Rent	-10% $-218	-5% $-147	+0% $-76	+5% $-5	+10% $66
Rate	-1.0pp $50	-0.5pp $-13	base $-76	+0.5pp $-141	+1.0pp $-207

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 Nebraska Loop Bushnell, FL	3.0	2.0	1263	$1,795	$1.42	22d	1	1.35mi

Listing history 16 events

1. 2026-06-19
   days on market $250,000 Active 163 DOM
2. 2026-06-18
   days on market $250,000 Active 162 DOM
3. 2026-06-17
   days on market $250,000 Active 161 DOM
4. 2026-06-16
   days on market $250,000 Active 160 DOM
5. 2026-06-15
   days on market $250,000 Active 159 DOM
6. 2026-06-14
   days on market $250,000 Active 157 DOM
7. 2026-06-13
   days on market $250,000 Active 156 DOM
8. 2026-06-10
   days on market $250,000 Active 154 DOM
9. 2026-06-09
   days on market $250,000 Active 153 DOM
10. 2026-06-08
    days on market $250,000 Active 152 DOM
11. 2026-06-07
    days on market $250,000 Active 151 DOM
12. 2026-06-02
    days on market $250,000 Active 146 DOM
13. 2026-06-01
    days on market $250,000 Active 145 DOM
14. 2026-05-31
    days on market $250,000 Active 144 DOM
15. 2026-05-30
    days on market $250,000 Active 143 DOM
16. 2026-01-07
    listed $250,000 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: $950 · $79/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,125/yr (+$94/mo · 118.5%)

ⓘ 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 · 23 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: $21,540
• − Mortgage interest: −$14,004
• − Property taxes: −$950
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$7,273
• Taxable loss: −$5,383
• Est. tax savings @ 24.0%: +$1,292
• After-tax cash flow: $377/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

• 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

1 event — show timeline

• 2026-01-07 Listed $250,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $950 · +4.8% YoY. Source: county tax records.