None · Bushnell, FL 33513

$159,000

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 93 Days on market

Built 1985 0.29 ac lot Est $248k · 36% under

---

Why this score? — see what drove the B+ 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 +26.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +6.6/10.0
• Schools +5.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Not a short sale-response to offers usually w/ i 3 business days-can close in 30-45 days. Closing cost assistance may be available subject to seller approval & terms. This property is eligible under the Freddie Mac First Look Initiative through 03.06.2012. Great starter home, close to town, great price!

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Property type: Residential (Single Family); Zoning: R; Lot size approximately 0.29 acres (about 1/4 to less than 1/2 acre)
• HOA & community: No HOA/association

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer; Cable available; Public utilities
• Home design: Single family residence; One level; Faces west
• Construction: Stucco exterior; Shingle roof; Block foundation; Built as residential construction
• Exterior features: Pond view with pond access; Paved, public-maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 97 active listings in the ZIP; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $159k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.16% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $248,094
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 W Dade Ave	0.41mi	3/2.0	1,351 (-2%)	5mo	$195,000	$144	72
309 N Westwood St	0.20mi	3/2.0	1,248 (-10%)	2mo	$285,000	$228	72
311 W Central Ave	0.29mi	3/2.0	1,232 (-11%)	3mo	$210,000	$170	65
403 W Palm Ave	0.41mi	3/2.0	1,482 (+7%)	6mo	$265,000	$179	65
324 N York St	0.18mi	3/2.0	1,183 (-15%)	14mo	$225,000	$190	56
1314 SW 68th Ave	0.60mi	3/2.0	1,200 (-13%)	3mo	$255,000	$213	47
119 W Noble Ave	0.41mi	3/1.0	1,254 (-10%)	19mo	$190,000	$152	45
1355 CR 604	0.71mi	3/1.0	1,180 (-15%)	1mo	$189,000	$160	37
1423 CR 604	0.75mi	3/2.0	1,475 (+6%)	22mo	$260,000	$176	36
409 Jumper Dr S	0.75mi	2/2.0 (-1)	1,523 (+10%)	12mo	$310,000	$204	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.53×
• Total profit: $112,560
• Equity at exit: $143,240

10-year hold

• IRR: 27.9%
• Equity multiple: 7.99×
• Total profit: $311,039
• Equity at exit: $308,902

Cash invested: $44,520 (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 33513

• Home prices YoY: 12.8%
• Active inventory: 97
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $408

Break-even live

Break-even rent $1,324

Max offer price $159,000

Occupancy floor 73%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $159,000 Active 93 DOM
2. 2026-06-18
   days on market $159,000 Active 92 DOM
3. 2026-06-17
   days on market $159,000 Active 91 DOM
4. 2026-06-16
   days on market $159,000 Active 90 DOM
5. 2026-06-15
   days on market $159,000 Active 89 DOM
6. 2026-06-14
   days on market $159,000 Active 87 DOM
7. 2026-06-13
   days on market $159,000 Active 86 DOM
8. 2026-06-10
   days on market $159,000 Active 84 DOM
9. 2026-06-09
   days on market $159,000 Active 83 DOM
10. 2026-06-08
    days on market $159,000 Active 82 DOM
11. 2026-06-07
    remarks 243-char remark
12. 2026-06-07
    pricedays on market $159,000 Active 81 DOM
13. 2026-06-02
    days on market $179,000 Active 76 DOM
14. 2026-06-01
    days on market $179,000 Active 75 DOM
15. 2026-05-31
    days on market $179,000 Active 74 DOM
16. 2026-05-30
    days on market $179,000 Active 73 DOM
17. 2026-03-18
    listed $179,000 Active
18. 2025-07-18
    historical
19. 2025-03-08
    price $199,900
20. 2025-01-18
    listed $239,000 Active
21. 2012-03-29
    soldstatus $58,900 310-char remark

    Show marketing remark (310 chars)

    Not a short sale-response to offers usually w/ i 3 business days-can close in 30-45 days. Closing cost assistance may be available subject to seller approval & terms. This property is eligible under the Freddie Mac First Look Initiative through 03.06.2012. Great starter home, close to town, great price!

22. 2012-02-21
    listed $58,900 310-char remark

    Show marketing remark (310 chars)

    Not a short sale-response to offers usually w/ i 3 business days-can close in 30-45 days. Closing cost assistance may be available subject to seller approval & terms. This property is eligible under the Freddie Mac First Look Initiative through 03.06.2012. Great starter home, close to town, great price!

23. 2012-01-03
    historical
24. 2011-08-04
    listed $54,900
25. 2011-08-03
    historical
26. 2011-08-03
    historical
27. 2009-09-21
    historical
28. 2009-09-21
    listed $67,900
29. 2009-09-15
    listed $67,900
30. 2009-01-24
    listed $162,000
31. 2005-05-17
    soldstatus $123,000
32. 2005-05-09
    soldstatus $145,000
33. 2004-12-16
    listed $145,000
34. 1988-10-01
    soldstatus $49,100
35. 1986-07-01
    soldstatus $47,500

ⓘ 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: $1,752 · $146/mo
• Projected year-2 tax: $1,752 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $22,083
• − Mortgage interest: −$8,906
• − Property taxes: −$1,752
• − Insurance: −$795
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$4,625
• Taxable income: $2,471
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $4,300/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): 13,647

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 (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 10% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Chinese 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: ▲ 40.29%
• Current HPI: 354.5531
• 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

+276.8% since first listed

19 events — show timeline

• 2026-03-18 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-08 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-18 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-29 Sold (MLS) $58,900 Stellar MLS as Distributed by MLS Grid
• 2012-02-21 Listed $58,900 Stellar MLS as Distributed by MLS Grid
• 2012-01-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-08-04 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2011-08-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-08-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-09-21 Listed $67,900 Stellar MLS as Distributed by MLS Grid
• 2009-09-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-09-15 Listed $67,900 Stellar MLS as Distributed by MLS Grid
• 2009-01-24 Listed $162,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-17 Sold (Public Records) $123,000 Public Records
• 2005-05-09 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-16 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 1988-10-01 Sold (Public Records) $49,100 Public Records
• 1986-07-01 Sold (Public Records) $47,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,752 · +2.4% YoY. Source: county tax records.