13103 Sandalwood Dr #13103 · Wildwood, FL 34785

$110,000

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 569 Days on market

Built 1980 $483/mo HOA · 30% of rent

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Why this score? — see what drove the C- 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 +17.8/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• 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

Affordable ground floor 2 bedroom 1 1/2 bath + sunroom/den and patio. Recent 18" tile flooring throughout main living area and bathrooms. Carpeting in both bedrooms. Ceramic cooktop stove with over stove microwave. New HVAC installed in 2015. Beautiful serene scenic view of Majestic Oaks and spacious lawn from living room, bedroom and outside patio. Sandalwood Condominiums are located on acres and acres of beautifully treed lawn bordering a golf course. PLUS. .. all buildings are currently being upgraded with new siding, windows, entry doors, and porches which will result in a classy new looking community. Located one mile south of Rt44 off Morse Blvd, close to The Villages, 4 miles to Brownwood. Great starter home or retirement/snowbird escape. NO AGE RESTRCTIONS. .. Owners are allowed dog under 40 lbs.

Key facts

• In-unit laundry room
• First floor
• $483 HOA

Tags

• IN-UNIT LAUNDRY ROOM
• FIRST FLOOR

Property features AI

Finance

• Other: No lease restrictions; Homestead exemption indicated
• Financial info: Total monthly fees $483 (total annual $5,796)
• HOA & community: Paige association with required monthly fee; Monthly condo/association fee $483; Association fees include pool; Community features: buyer approval required, deed restrictions, pool; Pets allowed with size limit

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Residential condominium; One story; Faces northwest; First-floor unit
• Construction: Block, cement siding and stucco construction; Shingle roof; Slab foundation; Built as part of building number 13
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen and family room combo; Living room and dining room combo
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 569 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 569 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-12,024
• Equity at exit: $16,401

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-2,903
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$46
• HOA: −$483
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $90

Break-even live

Break-even rent $1,487

Max offer price $110,000

Occupancy floor 89%

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: $27,500
• Closing costs: $3,300
• 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	0.03mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	21d	1	0.16mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	21d	1	1.07mi

HOA detail condo

• Monthly dues: $483 · $5,796/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-19
   days on market $110,000 Active 569 DOM
2. 2026-06-18
   days on market $110,000 Active 568 DOM
3. 2026-06-17
   days on market $110,000 Active 567 DOM
4. 2026-06-16
   days on market $110,000 Active 566 DOM
5. 2026-06-15
   days on market $110,000 Active 565 DOM
6. 2026-06-14
   days on market $110,000 Active 563 DOM
7. 2026-06-13
   days on market $110,000 Active 562 DOM
8. 2026-06-10
   days on market $110,000 Active 560 DOM
9. 2026-06-09
   days on market $110,000 Active 559 DOM
10. 2026-06-09
    price $110,000 Active 558 DOM
11. 2026-06-08
    days on market $116,000 Active 558 DOM
12. 2026-06-02
    days on market $116,000 Active 552 DOM
13. 2026-06-01
    days on market $116,000 Active 551 DOM
14. 2026-05-31
    days on market $116,000 Active 550 DOM
15. 2026-05-30
    days on market $116,000 Active 549 DOM
16. 2025-09-20
    price $116,000
17. 2025-03-02
    price $120,000
18. 2025-01-27
    price $127,000
19. 2024-11-27
    listed $130,000 Active
20. 2023-08-04
    soldstatus $118,500
21. 2020-07-16
    soldstatus $75,000
22. 2020-07-08
    soldstatus $75,000 Sold 823-char remark

    Show marketing remark (823 chars)

    Affordable ground floor 2 bedroom 1 1/2 bath + sunroom/den and patio. Recent 18" tile flooring throughout main living area and bathrooms. Carpeting in both bedrooms. Ceramic cooktop stove with over stove microwave. New HVAC installed in 2015. Beautiful serene scenic view of Majestic Oaks and spacious lawn from living room, bedroom and outside patio. Sandalwood Condominiums are located on acres and acres of beautifully treed lawn bordering a golf course. PLUS. .. all buildings are currently being upgraded with new siding, windows, entry doors, and porches which will result in a classy new looking community. Located one mile south of Rt44 off Morse Blvd, close to The Villages, 4 miles to Brownwood. Great starter home or retirement/snowbird escape. NO AGE RESTRCTIONS. .. Owners are allowed dog under 40 lbs.

23. 2020-05-30
    status Pending 823-char remark

    Show marketing remark (823 chars)

    Affordable ground floor 2 bedroom 1 1/2 bath + sunroom/den and patio. Recent 18" tile flooring throughout main living area and bathrooms. Carpeting in both bedrooms. Ceramic cooktop stove with over stove microwave. New HVAC installed in 2015. Beautiful serene scenic view of Majestic Oaks and spacious lawn from living room, bedroom and outside patio. Sandalwood Condominiums are located on acres and acres of beautifully treed lawn bordering a golf course. PLUS. .. all buildings are currently being upgraded with new siding, windows, entry doors, and porches which will result in a classy new looking community. Located one mile south of Rt44 off Morse Blvd, close to The Villages, 4 miles to Brownwood. Great starter home or retirement/snowbird escape. NO AGE RESTRCTIONS. .. Owners are allowed dog under 40 lbs.

24. 2020-05-06
    listed $82,500 Active 823-char remark

    Show marketing remark (823 chars)

    Affordable ground floor 2 bedroom 1 1/2 bath + sunroom/den and patio. Recent 18" tile flooring throughout main living area and bathrooms. Carpeting in both bedrooms. Ceramic cooktop stove with over stove microwave. New HVAC installed in 2015. Beautiful serene scenic view of Majestic Oaks and spacious lawn from living room, bedroom and outside patio. Sandalwood Condominiums are located on acres and acres of beautifully treed lawn bordering a golf course. PLUS. .. all buildings are currently being upgraded with new siding, windows, entry doors, and porches which will result in a classy new looking community. Located one mile south of Rt44 off Morse Blvd, close to The Villages, 4 miles to Brownwood. Great starter home or retirement/snowbird escape. NO AGE RESTRCTIONS. .. Owners are allowed dog under 40 lbs.

25. 2004-03-24
    soldstatus $35,900
26. 1995-12-07
    soldstatus $29,500
27. 1979-10-01
    soldstatus $29,900

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$88/yr (+$7/mo · 10.7%)

ⓘ 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 · 23 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: $19,214
• − Mortgage interest: −$6,162
• − Property taxes: −$825
• − Insurance: −$550
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − HOA: −$5,796
• − Depreciation: −$3,200
• Taxable loss: −$393
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,180/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

+288.0% since first listed

12 events — show timeline

• 2025-09-20 Price Changed $116,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-02 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-27 Price Changed $127,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-27 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-04 Sold (Public Records) $118,500 Public Records
• 2020-07-16 Sold (Public Records) $75,000 Public Records
• 2020-07-08 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-06 Listed $82,500 Stellar MLS as Distributed by MLS Grid
• 2004-03-24 Sold (Public Records) $35,900 Public Records
• 1995-12-07 Sold (Public Records) $29,500 Public Records
• 1979-10-01 Sold (Public Records) $29,900 Public Records

Property tax history

+5.3%/yr

Latest (2025): $825 · -1.5% YoY. Source: county tax records.