19 Bobcat Trl · Wildwood, FL 34785

$169,500

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 149 Days on market

Built 1979 0.52 ac lot Est $161k · 5% over $361/mo HOA · 22% 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 +10.4/30.0
• Schools +5.2/10.0
• ARV discount +5.1/15.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location, middle of Community on a corner lot which gives you lots of space. Exciting layout with 2 bedrooms, 2 bathrooms plus extra area adjacent to kitchen, make it whatever you want which opens to large kitchen area and sliders to enclosed porch which leads to screened porch, laundry area plus storage and golf cart garage. It's a bit crowed due to tenants having their furniture plus owner has it partially furnished so be patient when looking around, take your time. Primary bedroom has a very large ensuite which would allow you space should you decide to remodel and bring the washer/dryer inside for convenience. The enclosed Florida room off the kitchen area would also work for add

Key facts

• Laundry area
• Golf cart garage
• Screened porch

Tags

• CORNER LOT
• ENCLOSED PORCH
• SCREENED PORCH
• LAUNDRY AREA
• GOLF CART GARAGE
• LARGE ENSUITE

Property features AI

Finance

• Other: Partially furnished
• Financial info: Total annual fees $4,337.04; Lease restrictions apply
• HOA & community: Has HOA; monthly fee of $361.42; Association fee includes cable TV, internet, grounds maintenance, and trash; Association approval required; Community amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, trails, dog park, storage, sidewalks, street lights, gated entry, golf course, park, wheelchair access, handicap modified features; Senior community; Pets allowed (cats and dogs; breed restrictions); Buyer approval required; deed restrictions

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured double wide home; One story; Faces northeast
• Construction: Metal siding; Vinyl siding; Membrane roof; Metal roof; Crawlspace foundation; Estimated building area 1931 square feet
• Exterior features: Exterior lighting; Storage; Canal and lake water access; Private boat ramp

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room / dining room combo; Open floorplan; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (2.1% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 3.9% in Wildwood — 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 69/100 on livability (#471 in FL) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime A-; Watch: schools 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.
• Market conditions: Rents rising (+2.9%/yr); 422 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 149 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $170k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,160 (12.0% 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 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $160,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 S Bobwhite	0.22mi	2/2.0	1,248 (0%)	2mo	$123,450	$99	88
14 Golfview Trl	0.07mi	2/2.0	1,152 (-8%)	2mo	$140,000	$122	82
46 Seminole Path	0.24mi	2/2.0	1,248 (0%)	8mo	$171,000	$137	82
17 Seminole Path	0.28mi	2/2.0	1,296 (+4%)	0mo	$162,000	$125	80
11 S Bobwhite Rd	0.23mi	2/2.0	1,152 (-8%)	1mo	$165,000	$143	76
108 Big Oak Ln	0.23mi	2/2.0	1,344 (+8%)	3mo	$180,000	$134	74
1 S Bobwhite Rd	0.14mi	2/2.0	1,160 (-7%)	10mo	$110,600	$95	73
3 Grove Ct	0.14mi	2/2.0	1,152 (-8%)	10mo	$167,500	$145	72
13 Seminole Path	0.27mi	2/2.0	1,352 (+8%)	2mo	$175,000	$129	72
41 Seminole Path	0.21mi	2/2.0	1,152 (-8%)	10mo	$49,000	$43	69
72 Seminole Path	0.28mi	2/2.0	1,144 (-8%)	7mo	$70,000	$61	67
22 Big Oak Ln	0.52mi	2/2.0	1,144 (-8%)	5mo	$152,000	$133	58

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-33,315
• Equity at exit: $25,273

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-36,780
• Equity at exit: $14,655

Cash invested: $47,460 (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 34785

• Home prices YoY: -10.7%
• Rents YoY: 2.9%
• Active inventory: 422
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$71
• HOA: −$361
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-91

Break-even live

Break-even rent $1,774

Max offer price $153,510

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-43	+0% $-91	+5% $-138	+10% $-186
Rent	-10% $-222	-5% $-156	+0% $-91	+5% $-25	+10% $41
Rate	-1.0pp $-5	-0.5pp $-47	base $-91	+0.5pp $-134	+1.0pp $-179

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	21d	1	0.85mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	21d	1	0.94mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	21d	1	1.50mi

HOA detail

• Monthly dues: $361 · $4,332/yr

Listing history 17 events

1. 2026-06-19
   days on market $169,500 Active 149 DOM
2. 2026-06-18
   days on market $169,500 Active 148 DOM
3. 2026-06-17
   days on market $169,500 Active 147 DOM
4. 2026-06-16
   days on market $169,500 Active 146 DOM
5. 2026-06-15
   days on market $169,500 Active 145 DOM
6. 2026-06-14
   days on market $169,500 Active 143 DOM
7. 2026-06-13
   days on market $169,500 Active 142 DOM
8. 2026-06-10
   days on market $169,500 Active 140 DOM
9. 2026-06-09
   days on market $169,500 Active 139 DOM
10. 2026-06-08
    days on market $169,500 Active 138 DOM
11. 2026-06-07
    days on market $169,500 Active 137 DOM
12. 2026-06-02
    days on market $169,500 Active 132 DOM
13. 2026-06-01
    days on market $169,500 Active 131 DOM
14. 2026-05-31
    days on market $169,500 Active 130 DOM
15. 2026-05-30
    days on market $169,500 Active 129 DOM
16. 2026-01-21
    listed $169,500 Active
17. 2005-12-02
    soldstatus $60,000

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$435/yr (+$36/mo · 44.8%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,914
• − Mortgage interest: −$9,495
• − Property taxes: −$972
• − Insurance: −$848
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − HOA: −$4,332
• − Depreciation: −$4,931
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $-162/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 — Wildwood

• Score: 69/100
• State rank: #471
• US rank: #8500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sumter County · 110,591 people
• City population: 21,568
• Metro: The Villages, FL
• Population (ZIP): 21,568
• Household income: $66,136
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 730.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 29% Hispanic / Latino 14% Two or more races 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% 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: ▼ -32.14%
• Current HPI: 267.9137
• Rent YoY: ▲ 2.85%
• Metro: The Villages, FL
• 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

+182.5% since first listed

2 events — show timeline

• 2026-01-21 Listed $169,500 Stellar MLS as Distributed by MLS Grid
• 2005-12-02 Sold (Public Records) $60,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $972 · -0.9% YoY. Source: county tax records.