Rank #7LandCash Flow: -$276/mo

Bushnell, FL 33513

Address on request

Investor score49

Discover ten beautiful country acres just minutes from the City of Bushnell. Located in Sumter County,home of the Villages and one of the fastest growing areas of the country, this exceptional property offers frontage on both a county maintained paved road and a private limerock road, providing excellent access and flexibility. Enjoy convenient proximity to major thoroughfares, with two Interstate 75 interchange located just a few easy miles to the north and south. There is easy access to the Florida Turnpike, Tampa, Orlando, Ocala and Wildwood. Everyday essentials are close at hand with Walmart Supercenter and a variety of restaurants in close proximity. The property is fully fenced and is currently used as pasture for cattle. A four inch well is already in place and scattered oak trees add natural beauty and shade. Build your new home here and enjoy the perfect balance of peaceful country living with open spaces and without sacrificing convenience to town and major highways. Future Land use is 1 structure per 10 acres not 5 acres. Per Sumter County Zoning

Asking: $330,000
Offer: $330,000
$/acre: $33,000
Acres: 10.00
Buildable: 152,460 sf
Max units: 80
Zoning: Verify with county
Flood: Check FEMA
Tax: $1/mo
HOA: $0/mo
Insurance: $275/mo
Mortgage*: $1,098/mo

* Mortgage estimated at 7% fixed, 30 years, 50% down. Land typically has little or no rent — CoC will often be negative until you entitle or sell.

Money Models

Summary of the various models

These numbers use a simple setup: you put half the price down and keep the property for 10 years. Each card is a different guess about how fast prices rise.

Cash left each month (half down)

-$1,374/mo

Rent minus taxes, HOA, insurance, and the mortgage. That’s about -10.0% a year on the money you put in.

If you pay all cash

-$276/mo

No mortgage payment. About -1.0% a year on the full purchase price.

Like the last 10 years

Uses how fast this type of property grew in Tampa over the past 10 years.

Worth in 10 years: $789,199
Rent leftovers stacked: -$164,850
Rent + price growth: $317,758

Slow growth

Assumes prices go up slowly. Safer / more careful guess.

Worth in 10 years: $382,978
Rent leftovers stacked: -$164,850
Rent + price growth: -$88,462

Normal growth

A middle-of-the-road guess for the next several years.

Worth in 10 years: $488,481
Rent leftovers stacked: -$164,850
Rent + price growth: $17,040

Fast growth

Assumes a strong market. Good case, not a promise.

Worth in 10 years: $712,445
Rent leftovers stacked: -$164,850
Rent + price growth: $241,005

The sections below let you move the down payment and the years if you want. You already have the picture if you stop here.

Model 1

Cash-on-cash (your yearly paycheck %)

What is this in plain English?

Imagine you put some money down to buy the house. Every month, tenants pay rent. After you pay taxes, HOA, insurance, and the mortgage, whatever cash is left is your “paycheck” from the property.

Cash-on-cash answers: “If I put in $X, what % of that do I get back each year in leftover cash?” Example: put in $100,000 and get $8,000/year left over → 8% cash-on-cash.

Move the slider to change how much you put down (1% = mostly borrowed, 100% = you pay all cash and have no mortgage payment).

If you pay all cash

-1.0%

You keep about -$276/mo every month after bills

With this down payment

-10.0%

50% down = $165,000 of your money

Cash left each month

-$1,374/mo

After also paying the $1,098/mo mortgage

How much do you put down?50% · $165,000 · bank loan $165,000

1% down50%100% all cash

Open mortgage calculator with these numbers →

Model 2

Price growth (will the property be worth more?)

What is this in plain English?

Houses (and land) often cost more years later than they do today. That rise in price is called appreciation.

This model guesses: “If prices grow like ___, what is this property worth after 1 to 15 years?” It also tracks how much of the loan you’ve paid off, so you can see your equity (value minus what’s still owed to the bank).

Pick a growth speed below, then slide how many years you plan to hold. These are scenarios — not guarantees.

Residential land overlay on Tampa HPI (stronger 2021–22 lot demand, softer 2024–25). Illiquid — treat forward rates as scenario planning, not a forecast.

Last 1 year avg growth

-0.4% / yr

Last 5 years avg growth

11.0% / yr

Last 10 years avg growth

9.1% / yr

A middle-of-the-road guess for the next several years. Using 4.0% growth per year.

How many years do you keep it?10 years

1 yr8 yr15 yr

Estimated value then

$488,481

Your equity

$346,890

Still owe bank $141,590

Profit vs cash you put in

$17,040

Includes rent leftover + price growth

Avg return per year

1.0%

1.10× your cash back

Recent yearly price changes · Land / lots

Model 3

Total return (rent + price growth together)

What is this in plain English?

Real estate can pay you in two ways at the same time:

Rent leftovers (like a dividend) — cash you collect each year after bills and the mortgage.
Price growth — the property becoming worth more than what you still owe, so your equity grows.

This model adds both over the years you chose above. That combined number is your estimated total return. Uses the same down payment and growth scenario from Models 1 and 2.

From rent (dividends)

-$164,850

10 years of leftover cash stacked up

From price growth

$181,890

Equity today minus the cash you put in

Total return

$17,040

On $165,000 cash in · 1.0%/yr avg

Where the money comes from (year 10)

Rent leftoversPrice growth

Year	Rent stacked	Equity gain	Total return	Avg / yr
1	-$16,485	$14,876	-$1,609	-1.0%
2	-$32,970	$30,401	-$2,569	-0.8%
3	-$49,455	$46,606	-$2,849	-0.6%
4	-$65,940	$63,520	-$2,420	-0.4%
5	-$82,425	$81,178	-$1,247	-0.2%
6	-$98,910	$99,614	$704	0.1%
7	-$115,395	$118,864	$3,469	0.3%
8	-$131,880	$138,967	$7,087	0.5%
9	-$148,365	$159,961	$11,596	0.8%
10	-$164,850	$181,890	$17,040	1.0%
11	-$181,335	$204,798	$23,463	1.2%
12	-$197,820	$228,730	$30,911	1.4%
13	-$214,305	$253,737	$39,432	1.7%
14	-$230,790	$279,869	$49,079	1.9%
15	-$247,275	$307,180	$59,905	2.1%

Tip: change the down-payment slider in Model 1 and the years / growth buttons in Model 2 — this total-return table updates automatically.

EXITS

Development scenarios

Scenario	Units	Cost	Exit	Profit	ROI
Hold / bank	—	$330,000	$379,500	$49,500	15.0%

Bushnell · Greater Tampa