972 Greg Ter · Wildwood, FL 32163

$279,900

2 bd · 2.0 ba · 1,266 sqft · SingleFamily public records · 133 Days on market

Built 2020 3,796 sqft lot $199/mo HOA · 11% of rent ↓ 11% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks

Beautiful 5-year-old Patio Villa with 1,266 sq ft in the Village of Chitty Chatty, ready for its new owners! This inviting 2-bedroom, 2-bath home offers a private front lanai, side patio, 1-car garage plus a golf cart garage, a spacious living/dining combo, and a fantastic kitchen with a large island and upgraded lighting—perfect for entertaining. The primary suite features a recently updated walk-in closet, dual sinks, a roomy shower, a pocket-door toilet, and a generous linen closet. Enjoy ultimate privacy with no homes behind, backing up to the golf cart trail leading to Lake Deaton Plaza and the future Walmart on Route 44. Experience the neighborhood nature trail, watch local wild

Key facts

• Golf cart garage
• Private front lanai
• Large island

Tags

• PRIVATE FRONT LANAI
• SIDE PATIO
• GOLF CART GARAGE
• HUGE LIVING DINING ROOM COMBO
• LARGE ISLAND
• UPDATED LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (33.1% below list).
• Recommended offer: $173k (38.2% below list) — sets the bar for cash-flow.

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: 265 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $173,056 (38.2% 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 133 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.26%
• DSCR: 0.59
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $154,452
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
972 Greg Ter	0.00mi	2/2.0	1,266 (0%)	0mo	$275,000	$217	100
4840 John Cramer Cir	0.22mi	2/2.0	1,203 (-5%)	22mo	$299,000	$249	63
103 Honeysuckle Dr	0.49mi	2/2.0	1,248 (-1%)	18mo	$125,000	$100	60
300 Cypress Sq	0.62mi	2/2.0	1,248 (-1%)	15mo	$152,000	$122	56
4989 Mclaughlin Ter	0.10mi	3/2.0 (+1)	1,392 (+10%)	23mo	$392,000	$282	55
701 Robin Ln	0.72mi	2/2.0	1,344 (+6%)	14mo	$139,000	$103	45
119 Winterberry Ave	0.70mi	2/2.0	1,352 (+7%)	16mo	$157,000	$116	43

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: 17.8%
• Equity multiple: 2.46×
• Total profit: $114,040
• Equity at exit: $252,156

10-year hold

• IRR: 16.7%
• Equity multiple: 5.67×
• Total profit: $366,361
• Equity at exit: $543,784

Cash invested: $78,372 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 265
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$300 /mo · $3,605/yr
• Insurance: −$117
• HOA: −$199
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-605

Break-even live

Break-even rent $2,638

Max offer price $173,056

Occupancy floor —

Sensitivity live

Price	-10% $-446	-5% $-526	+0% $-605	+5% $-684	+10% $-763
Rent	-10% $-753	-5% $-679	+0% $-605	+5% $-531	+10% $-457
Rate	-1.0pp $-464	-0.5pp $-534	base $-605	+0.5pp $-677	+1.0pp $-751

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	22d	1	0.48mi
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	22d	1	0.52mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	22d	1	1.13mi

HOA detail

• Monthly dues: $199 · $2,388/yr

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-03-18
   price $279,900
3. 2026-03-06
   price $283,000
4. 2025-12-03
   listed $314,900 Active

ⓘ 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: $3,605 · $300/mo
• Projected year-2 tax: $3,605 · $300/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 1/10 Low FEMA zone X (unshaded) · 0% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,467
• − Mortgage interest: −$15,679
• − Property taxes: −$3,605
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − HOA: −$2,388
• − Depreciation: −$8,143
• Taxable loss: −$12,342
• Est. tax savings @ 24.0%: +$2,962
• After-tax cash flow: $-4,296/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): 28,549
• Household income: $96,775
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 307.0

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: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 0%

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: ▲ 20.47%
• Current HPI: 229.0075
• Rent YoY: —
• 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

-11.1% since first listed

4 events — show timeline

• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $283,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listed $314,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+147.0%/yr

Latest (2025): $3,605 · +1.1% YoY. Source: county tax records.