Freeport II Plan · Summerfield, FL 34491

$276,990

4 bd · 2.0 ba · 1,498 sqft · SingleFamily · 182 Days on market

Good condition

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside the Freeport, a beautiful one-story home located in Sunset Hills in Summerfield, Florida. The Freeport optimizes living space and features an open-concept kitchen with quartz countertops overlooking the great room and outdoor patio. The kitchen has all stainless-steel appliances, including a built-in dishwasher, range, and microwave. The Owner's Suite is located in the rear of the home for added privacy and has an ensuite bathroom with quartz countertops and a spacious walk-in closet. Two additional bedrooms at the front of the home are separated by the second bathroom and include carpeted floors and closets in each room. The third bedroom is located nearby the dedicated laundry room. Like all homes in Sunset Hills, the Freeport is complete with a state-of-the-art smart home system that keeps you connected to your home at all times, whether you're 5-minutes or a plane ride away. Contact us today to find your new home in Sunset Hills.

Key facts

• Quartz countertops
• Open-concept kitchen
• Walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• OWNER'S SUITE
• ENSUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $276,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,415.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $277k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (14.4% below list).
• Recommended offer: $237k (14.4% below list) — sets the bar for 1% rule.

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; 7 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).
• This rent runs 43% of the median local income ($67k/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 $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 182 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,069 (14.4% 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 182 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $294,415
• List price: $276,990
• Delta: -5.92%
• 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
10108 SE 158th Ln	0.46mi	4/2.0	1,498 (0%)	0mo	$275,570	$184	78
15964 SE 101st Cir	0.45mi	4/2.0	1,498 (0%)	1mo	$279,570	$187	78
10125 SE 158th Ln	0.50mi	4/2.0	1,498 (0%)	0mo	$280,990	$188	76
15931 SE 101st Cir	0.48mi	4/2.0	1,498 (0%)	2mo	$265,000	$177	76
10117 SE 158th Ln	0.50mi	4/2.0	1,498 (0%)	1mo	$283,070	$189	75
15946 SE 101st Cir	0.56mi	4/2.0	1,498 (0%)	3mo	$275,000	$184	71
15864 SE 98th Ter	0.70mi	3/2.0 (-1)	1,549 (+3%)	4mo	$294,550	$190	53
10101 SE 158th Ln	0.48mi	3/2.0 (-1)	1,328 (-11%)	1mo	$245,000	$184	53
15937 SE 101st Cir	0.48mi	3/2.0 (-1)	1,328 (-11%)	2mo	$261,490	$197	52
10109 SE 158th Ln	0.50mi	5/2.0 (+1)	1,708 (+14%)	0mo	$293,070	$172	48
15925 SE 101st Cir	0.49mi	5/2.0 (+1)	1,708 (+14%)	3mo	$280,000	$164	47
15934 SE 101st Cir	0.56mi	5/2.0 (+1)	1,708 (+14%)	2mo	$285,990	$167	44

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-57,976
• Equity at exit: $43,898

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-63,607
• Equity at exit: $25,456

Cash invested: $82,436 (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: 33 active · 15 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $286,990 ($196/sqft)
• Median days on market: 116 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +0.4% 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: 9.7×

Monthly cashflow live

• Estimated rent: $2,371 high
• Mortgage (P&I): −$1,544
• Tax est. 1.5%: −$368 /mo · $4,416/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-162

Break-even live

Break-even rent $2,575

Max offer price $271,005

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-60	+0% $-162	+5% $-264	+10% $-365
Rent	-10% $-349	-5% $-255	+0% $-162	+5% $-68	+10% $26
Rate	-1.0pp $-14	-0.5pp $-87	base $-162	+0.5pp $-238	+1.0pp $-316

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: $73,604
• Closing costs: $8,832
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	62d	1	0.14mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	62d	1	0.56mi
15886 SE 101st Cir Summerfield, FL	5.0	2.0	1708	$2,500	$1.46	62d	1	0.57mi
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	70d	1	0.67mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	70d	1	1.10mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	70d	1	1.12mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	70d	1	1.26mi

Listing history 50 events

1. 2026-08-08
   days on market $276,990 Active 182 DOM
2. 2026-08-07
   days on market $276,990 Active 181 DOM
3. 2026-08-06
   days on market $276,990 Active 180 DOM
4. 2026-08-05
   days on market $276,990 Active 179 DOM
5. 2026-08-03
   days on market $276,990 Active 177 DOM
6. 2026-07-31
   days on market $276,990 Active 174 DOM
7. 2026-07-30
   days on market $276,990 Active 173 DOM
8. 2026-07-29
   days on market $276,990 Active 172 DOM
9. 2026-07-27
   days on market $276,990 Active 170 DOM
10. 2026-07-25
    days on market $276,990 Active 168 DOM
11. 2026-07-23
    days on market $276,990 Active 166 DOM
12. 2026-07-22
    days on market $276,990 Active 165 DOM
13. 2026-07-21
    days on market $276,990 Active 164 DOM
14. 2026-07-18
    days on market $276,990 Active 161 DOM
15. 2026-07-16
    days on market $276,990 Active 159 DOM
16. 2026-07-16
    days on market $276,990 Active 158 DOM
17. 2026-07-14
    days on market $276,990 Active 157 DOM
18. 2026-07-13
    days on market $276,990 Active 156 DOM
19. 2026-07-12
    days on market $276,990 Active 155 DOM
20. 2026-07-11
    days on market $276,990 Active 154 DOM
21. 2026-07-10
    days on market $276,990 Active 153 DOM
22. 2026-07-10
    days on market $276,990 Active 152 DOM
23. 2026-07-08
    days on market $276,990 Active 151 DOM
24. 2026-07-07
    days on market $276,990 Active 150 DOM
25. 2026-07-06
    days on market $276,990 Active 149 DOM
26. 2026-07-05
    days on market $276,990 Active 148 DOM
27. 2026-07-04
    days on market $276,990 Active 147 DOM
28. 2026-07-03
    days on market $276,990 Active 146 DOM
29. 2026-07-02
    days on market $276,990 Active 145 DOM
30. 2026-07-01
    days on market $276,990 Active 144 DOM
31. 2026-06-30
    days on market $276,990 Active 143 DOM
32. 2026-06-29
    days on market $276,990 Active 142 DOM
33. 2026-06-28
    days on market $276,990 Active 141 DOM
34. 2026-06-28
    days on market $276,990 Active 140 DOM
35. 2026-06-27
    days on market $276,990 Active 139 DOM
36. 2026-06-25
    days on market $276,990 Active 137 DOM
37. 2026-06-23
    days on market $276,990 Active 135 DOM
38. 2026-06-22
    days on market $276,990 Active 134 DOM
39. 2026-06-18
    days on market $276,990 Active 131 DOM
40. 2026-06-17
    days on market $276,990 Active 130 DOM
41. 2026-06-16
    days on market $276,990 Active 129 DOM
42. 2026-06-15
    days on market $276,990 Active 128 DOM
43. 2026-06-14
    days on market $276,990 Active 126 DOM
44. 2026-06-13
    days on market $276,990 Active 125 DOM
45. 2026-06-10
    days on market $276,990 Active 123 DOM
46. 2026-06-09
    days on market $276,990 Active 122 DOM
47. 2026-06-08
    days on market $276,990 Active 121 DOM
48. 2026-06-07
    days on market $276,990 Active 120 DOM
49. 2026-06-03
    days on market $276,990 Active 116 DOM
50. 2026-06-02
    days on market $276,990 Active 115 DOM

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

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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,448
• − Mortgage interest: −$16,492
• − Property taxes: −$4,416
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − Depreciation: −$8,565
• Taxable loss: −$7,048
• Est. tax savings @ 24.0%: +$1,692
• After-tax cash flow: $-250/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

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It has a good resale and rental value with potential for minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Replace countertops with granite — Granite countertops are more durable and aesthetically pleasing ↑
• Resale Replace flooring with tile — Tile flooring is more durable and easier to maintain ↑

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

Price history

+1.1% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $276,990 Zillow
• 2026-04-21 Price Changed $274,990 Zillow
• 2026-02-07 Listed $273,990 Zillow