600 W Clarke St · Wildwood, FL 34785

$209,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 39 Days on market

Built 2000 0.33 ac lot Est $202k · at est.

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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 +19.0/30.0
• DSCR +6.0/10.0
• ARV discount +5.9/15.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable 3/2 single family home is located on ¾ acre & is neatly surrounded by tall trees & a large fenced in front yard. Entering this home you will find laminate flooring & updated LED lighting throughout! The kitchen has been upgraded with painted cabinets, granite countertops, a backsplash, & SS appliances. There is also space for a table & chairs. All 3 bedrooms are spacious with the master having an ensuite. Bedrooms 2 & 3 are roomy enough for overnight guests to feel at home! All bedrooms have a walk-in closet. Both bathrooms have been upgraded with cabinets & quartz countertops. This home has been freshly painted & ready for decorating! New roof in 2022! A/C is 2 ½ yrs old & the hot water tank is 1 yr. old. This property has beautiful mature trees with plenty of room for outdoor entertaining or just enjoying nature. A lovely gem not to be missed!

Key facts

• Walk-in closets
• Oversized lot
• Granite countertops

Tags

• OVERSIZED LOT
• VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• PRIVATE ENSUITE BATH
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (9.3% below list).
• Recommended offer: $190k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 8 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 34% 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 $6k 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 39 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,661 (9.3% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $202,020
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 W Clarke St	0.00mi	3/2.0	1,092 (0%)	1mo	$194,500	$178	99
913 Powell St	0.39mi	3/2.0	1,167 (+7%)	3mo	$216,000	$185	68
605 4th St	0.28mi	3/1.0	1,078 (-1%)	20mo	$195,000	$181	64
612 5th St	0.27mi	3/2.0	1,148 (+5%)	20mo	$163,800	$143	62
400 Jackson St	0.46mi	3/2.0	1,176 (+8%)	5mo	$149,000	$127	62
7936 NE 42nd Ter	0.58mi	3/2.0	1,092 (0%)	15mo	$185,000	$169	61
905 Ida St	0.44mi	3/2.0	1,162 (+6%)	11mo	$245,000	$211	59
611 4th St	0.26mi	3/1.0	961 (-12%)	8mo	$184,000	$191	58
604 5th St	0.31mi	3/2.0	1,236 (+13%)	20mo	$249,000	$201	47
723 N Warfield Ave	0.51mi	3/1.0	1,166 (+7%)	17mo	$220,000	$189	47
TBD Kilgore St	0.65mi	3/2.0	1,209 (+11%)	14mo	$225,000	$186	41

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-20,279
• Equity at exit: $31,163

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,165
• Equity at exit: $18,071

Cash invested: $58,520 (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 34785

• Home prices YoY: -10.7%
• Rents YoY: 2.9%
• Active inventory: 422
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $219

Break-even live

Break-even rent $1,619

Max offer price $209,000

Occupancy floor 83%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8362 Gower Trl Wildwood, FL	3.0	2.5	1464	$1,695	$1.16	21d	1	0.62mi
5901 Myrtle DR Wildwood, FL	1.0–2.0	1.0–2.0	982	$2,009	$2.05	21d	11	0.69mi
4980 Red Maple Ln Unit B1 Wildwood, FL	2.0	2.0	1095	$1,884	$1.72	21d	1	1.26mi
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	21d	1	1.26mi
8118 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,704	$1.29	21d	1	1.35mi
8128 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,699	$1.29	21d	1	1.37mi
8168 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,754	$1.33	21d	1	1.42mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	21d	29	1.44mi

Listing history 19 events

1. 2026-03-31
   status Pending
2. 2026-02-20
   listed $209,000 Active
3. 2026-02-04
   historical
4. 2025-11-21
   price $214,500
5. 2025-10-27
   price $224,900
6. 2025-10-13
   price $229,900
7. 2025-09-30
   price $234,900
8. 2025-09-28
   status Active
9. 2025-09-10
   listed $249,900 Active
10. 2022-07-06
    soldstatus $190,500 Closed 942-char remark

    Show marketing remark (942 chars)

    This adorable 3/2 single family home is located on ¾ acre & is neatly surrounded by tall trees & a large fenced in front yard. Entering this home you will find laminate flooring & updated LED lighting throughout! The kitchen has been upgraded with painted cabinets, granite countertops, a backsplash, & SS appliances. There is also space for a table & chairs. All 3 bedrooms are spacious with the master having an ensuite. Bedrooms 2 & 3 are roomy enough for overnight guests to feel at home! All bedrooms have a walk-in closet. Both bathrooms have been upgraded with cabinets & quartz countertops. This home has been freshly painted & ready for decorating! New roof in 2022! A/C is 2 ½ yrs old & the hot water tank is 1 yr. old. This property has beautiful mature trees with plenty of room for outdoor entertaining or just enjoying nature. A lovely gem not to be missed!

11. 2022-06-06
    status Pending 942-char remark

    Show marketing remark (942 chars)

    This adorable 3/2 single family home is located on ¾ acre & is neatly surrounded by tall trees & a large fenced in front yard. Entering this home you will find laminate flooring & updated LED lighting throughout! The kitchen has been upgraded with painted cabinets, granite countertops, a backsplash, & SS appliances. There is also space for a table & chairs. All 3 bedrooms are spacious with the master having an ensuite. Bedrooms 2 & 3 are roomy enough for overnight guests to feel at home! All bedrooms have a walk-in closet. Both bathrooms have been upgraded with cabinets & quartz countertops. This home has been freshly painted & ready for decorating! New roof in 2022! A/C is 2 ½ yrs old & the hot water tank is 1 yr. old. This property has beautiful mature trees with plenty of room for outdoor entertaining or just enjoying nature. A lovely gem not to be missed!

12. 2022-05-28
    listed $185,000 Active 942-char remark

    Show marketing remark (942 chars)

    This adorable 3/2 single family home is located on ¾ acre & is neatly surrounded by tall trees & a large fenced in front yard. Entering this home you will find laminate flooring & updated LED lighting throughout! The kitchen has been upgraded with painted cabinets, granite countertops, a backsplash, & SS appliances. There is also space for a table & chairs. All 3 bedrooms are spacious with the master having an ensuite. Bedrooms 2 & 3 are roomy enough for overnight guests to feel at home! All bedrooms have a walk-in closet. Both bathrooms have been upgraded with cabinets & quartz countertops. This home has been freshly painted & ready for decorating! New roof in 2022! A/C is 2 ½ yrs old & the hot water tank is 1 yr. old. This property has beautiful mature trees with plenty of room for outdoor entertaining or just enjoying nature. A lovely gem not to be missed!

13. 2019-10-23
    soldstatus $120,780
14. 2019-10-19
    soldstatus $120,780 Sold
15. 2019-09-16
    status Pending
16. 2019-09-10
    status Active
17. 2019-08-30
    status Pending
18. 2019-08-25
    listed $119,700 Active
19. 2005-12-12
    soldstatus $66,000

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$580/yr (+$48/mo · 50.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 15 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,759
• − Mortgage interest: −$11,707
• − Property taxes: −$1,155
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$6,080
• Taxable loss: −$869
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $2,836/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

• Census place: Wildwood, FL
• 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

+216.7% since first listed

19 events — show timeline

• 2026-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listed $209,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $214,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-06 Sold (MLS) $190,500 Stellar MLS as Distributed by MLS Grid
• 2022-06-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-28 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-23 Sold (Public Records) $120,780 Public Records
• 2019-10-19 Sold (MLS) $120,780 Stellar MLS as Distributed by MLS Grid
• 2019-09-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-09-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-08-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-08-25 Listed $119,700 Stellar MLS as Distributed by MLS Grid
• 2005-12-12 Sold (Public Records) $66,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,155 · +1.0% YoY. Source: county tax records.