108 N Timber Trl · Wildwood, FL 34785

$129,900

2 bd · 1.5 ba · 1,232 sqft · Manufactured public records · 88 Days on market

Built 1983 7,926 sqft lot Est $134k · at est. $361/mo HOA · 22% 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 +20.1/30.0
• ARV discount +9.0/15.0
• 1% rule +7.7/10.0
• DSCR +6.4/10.0
• 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

This Charming and Cozy Little Slice of Heaven is located within Continental Country Club; a Premium Community that boast a ton of Private & Public Amenities: Huge Pool, (Heated to 82 degs), for Daily Water Aerobics, Lane Swims or just a Relaxing Dip. A Large Whirlpool for those Aching Muscles after a Nature Walk or a Round of Golf; a Fitness Center, Billiards Room, Tennis/Paddleball, Basketball, Softball Fields, etc. , etc; and Community Private Access to Lake Okhumpka for Boating, Fishing or just Watching Daily Sunsets from the Waterfront Gazebo. The Property itself is Bright and Airy and has Undergone a Makeover with New Laminate Flooring Throughout, a Roof-Over, Kitchen Upgrades and even the Kitchen Sink : ) This property is priced to Sell, Especially with the Seller Providing the New Owner's with the "Residents Owners Certificate" at Closing. (A Value of $4,000. and a Reduction in present HOA Fees from $385./MO to $294./MO. SO, whether looking for a Snowbird place in the Sun; a Rental, Investment Property or that Retirement Landing Spot. This Little Slice of Heaven is worth seeing.

Key facts

• Open floor plan
• Oversized lot
• Large open kitchen

Tags

• OPEN FLOOR PLAN
• LARGE OPEN KITCHEN
• SEPARATE FAMILY ROOM
• OVERSIZED LOT
• RECENTLY PAINTED
• NEW AIR CONDITIONING SYSTEM

Property features AI

Finance

• Other: Community features: dog park, community mailbox
• Financial info: Total monthly fees listed as $361.42; Total annual fees listed as $4,337.04; Lease restrictions apply
• HOA & community: Has HOA (monthly fee required); Monthly HOA fee: $361.42; Association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, basketball, shuffleboard, golf, trails, recreation facilities, storage, cable TV, internet, security, trash service, management, and structured/grounds maintenance; Senior community; Pets allowed: cats and dogs; Buyer approval required; Deed restrictions

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community with 24-hour guard (HOA amenity)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured double-wide home; Single-story; Home faces west; Entry level: One
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Completed condition; Built as manufactured home
• Exterior features: Sliding doors; Mature landscaping; Paved road access; Private boat ramp (canal/lake/pond access)

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Double-pane insulated windows; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Wildwood Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 940 students, 76% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 428 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $898 of loan paydown is wiped out by about $4k 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 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $134,288
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Winterberry Ave	0.22mi	2/2.0	1,248 (+1%)	6mo	$134,000	$107	81
114 Cypress Rd	0.06mi	2/2.0	1,144 (-7%)	7mo	$152,600	$133	78
103 Robin Ln	0.17mi	2/2.0	1,152 (-6%)	3mo	$59,000	$51	77
111 Sugar Maple Ave	0.21mi	2/2.0	1,152 (-6%)	2mo	$125,000	$109	76
105 Cypress Rd	0.08mi	2/2.0	1,344 (+9%)	4mo	$160,000	$119	76
600 Oak Blvd	0.25mi	2/2.0	1,288 (+4%)	5mo	$140,000	$109	74
100 Lyonia Ln	0.27mi	2/2.0	1,248 (+1%)	12mo	$128,000	$103	73
116 Winterberry Ave	0.23mi	2/2.0	1,352 (+10%)	2mo	$155,000	$115	69
412 Sandalwood Ln	0.35mi	2/2.0	1,352 (+10%)	14mo	$118,000	$87	54
110 Forest Blvd	0.54mi	2/2.0	1,056 (-14%)	3mo	$220,000	$208	47

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-10,754
• Equity at exit: $19,369

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,680
• Equity at exit: $11,231

Cash invested: $36,372 (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 34785

• Home prices YoY: -10.7%
• Rents YoY: 2.9%
• Active inventory: 428
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$54
• HOA: −$361
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $163

Break-even live

Break-even rent $1,444

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $236	-5% $200	+0% $163	+5% $126	+10% $89
Rent	-10% $32	-5% $98	+0% $163	+5% $228	+10% $293
Rate	-1.0pp $228	-0.5pp $196	base $163	+0.5pp $129	+1.0pp $95

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: $32,475
• Closing costs: $3,897
• 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	0.28mi
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	22d	1	0.44mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	22d	1	0.68mi

HOA detail

• Monthly dues: $361 · $4,332/yr
• Likely covers: waterpoolgym

Listing history 39 events

1. 2026-06-22
   days on market $129,900 Active 88 DOM
2. 2026-06-19
   days on market $129,900 Active 86 DOM
3. 2026-06-18
   days on market $129,900 Active 85 DOM
4. 2026-06-17
   days on market $129,900 Active 84 DOM
5. 2026-06-16
   days on market $129,900 Active 83 DOM
6. 2026-06-15
   days on market $129,900 Active 82 DOM
7. 2026-06-14
   days on market $129,900 Active 80 DOM
8. 2026-06-13
   days on market $129,900 Active 79 DOM
9. 2026-06-10
   days on market $129,900 Active 77 DOM
10. 2026-06-09
    days on market $129,900 Active 76 DOM
11. 2026-06-08
    days on market $129,900 Active 75 DOM
12. 2026-06-07
    days on market $129,900 Active 74 DOM
13. 2026-06-02
    days on market $129,900 Active 69 DOM
14. 2026-06-01
    days on market $129,900 Active 68 DOM
15. 2026-05-31
    days on market $129,900 Active 67 DOM
16. 2026-05-30
    days on market $129,900 Active 66 DOM
17. 2026-05-15
    price $129,900
18. 2026-04-13
    price $134,900
19. 2026-03-31
    price $139,900
20. 2026-03-25
    listed $142,500 Active
21. 2024-01-31
    soldstatus $125,000 Closed 1121-char remark

    Show marketing remark (1121 chars)

    This Charming and Cozy Little Slice of Heaven is located within Continental Country Club; a Premium Community that boast a ton of Private & Public Amenities: Huge Pool, (Heated to 82 degs), for Daily Water Aerobics, Lane Swims or just a Relaxing Dip. A Large Whirlpool for those Aching Muscles after a Nature Walk or a Round of Golf; a Fitness Center, Billiards Room, Tennis/Paddleball, Basketball, Softball Fields, etc. , etc; and Community Private Access to Lake Okhumpka for Boating, Fishing or just Watching Daily Sunsets from the Waterfront Gazebo. The Property itself is Bright and Airy and has Undergone a Makeover with New Laminate Flooring Throughout, a Roof-Over, Kitchen Upgrades and even the Kitchen Sink : ) This property is priced to Sell, Especially with the Seller Providing the New Owner's with the "Residents Owners Certificate" at Closing. (A Value of $4,000. and a Reduction in present HOA Fees from $385./MO to $294./MO. SO, whether looking for a Snowbird place in the Sun; a Rental, Investment Property or that Retirement Landing Spot. This Little Slice of Heaven is worth seeing.

22. 2024-01-06
    status Pending 1121-char remark

    Show marketing remark (1121 chars)

    This Charming and Cozy Little Slice of Heaven is located within Continental Country Club; a Premium Community that boast a ton of Private & Public Amenities: Huge Pool, (Heated to 82 degs), for Daily Water Aerobics, Lane Swims or just a Relaxing Dip. A Large Whirlpool for those Aching Muscles after a Nature Walk or a Round of Golf; a Fitness Center, Billiards Room, Tennis/Paddleball, Basketball, Softball Fields, etc. , etc; and Community Private Access to Lake Okhumpka for Boating, Fishing or just Watching Daily Sunsets from the Waterfront Gazebo. The Property itself is Bright and Airy and has Undergone a Makeover with New Laminate Flooring Throughout, a Roof-Over, Kitchen Upgrades and even the Kitchen Sink : ) This property is priced to Sell, Especially with the Seller Providing the New Owner's with the "Residents Owners Certificate" at Closing. (A Value of $4,000. and a Reduction in present HOA Fees from $385./MO to $294./MO. SO, whether looking for a Snowbird place in the Sun; a Rental, Investment Property or that Retirement Landing Spot. This Little Slice of Heaven is worth seeing.

23. 2023-12-19
    listed $125,000 Active 1121-char remark

    Show marketing remark (1121 chars)

    This Charming and Cozy Little Slice of Heaven is located within Continental Country Club; a Premium Community that boast a ton of Private & Public Amenities: Huge Pool, (Heated to 82 degs), for Daily Water Aerobics, Lane Swims or just a Relaxing Dip. A Large Whirlpool for those Aching Muscles after a Nature Walk or a Round of Golf; a Fitness Center, Billiards Room, Tennis/Paddleball, Basketball, Softball Fields, etc. , etc; and Community Private Access to Lake Okhumpka for Boating, Fishing or just Watching Daily Sunsets from the Waterfront Gazebo. The Property itself is Bright and Airy and has Undergone a Makeover with New Laminate Flooring Throughout, a Roof-Over, Kitchen Upgrades and even the Kitchen Sink : ) This property is priced to Sell, Especially with the Seller Providing the New Owner's with the "Residents Owners Certificate" at Closing. (A Value of $4,000. and a Reduction in present HOA Fees from $385./MO to $294./MO. SO, whether looking for a Snowbird place in the Sun; a Rental, Investment Property or that Retirement Landing Spot. This Little Slice of Heaven is worth seeing.

24. 2023-12-01
    historical
25. 2023-10-10
    price $109,900
26. 2023-07-21
    price $120,000
27. 2023-07-10
    price $129,900
28. 2023-06-13
    price $133,000
29. 2023-06-01
    listed $139,900 Active
30. 2022-01-17
    status Active
31. 2022-01-17
    historical
32. 2021-04-01
    status Pending
33. 2021-03-05
    status Pending
34. 2020-12-03
    price $49,900
35. 2020-10-13
    status Active
36. 2020-10-12
    historical
37. 2020-08-24
    price $55,000
38. 2020-07-22
    price $57,900
39. 2020-03-12
    listed $59,900 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: $535 · $45/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$543/yr (+$45/mo · 101.3%)

ⓘ 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 7 d/yr ≥108°F today · 22 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: $19,804
• − Mortgage interest: −$7,276
• − Property taxes: −$535
• − Insurance: −$650
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$4,332
• − Depreciation: −$3,779
• Taxable income: $63
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,939/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

+116.9% since first listed

23 events — show timeline

• 2026-05-15 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $142,500 Stellar MLS as Distributed by MLS Grid
• 2024-01-31 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-19 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-10 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-21 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-10 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-13 Price Changed $133,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-01 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2022-01-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-03 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2020-10-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-10-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-08-24 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-22 Price Changed $57,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-12 Listed $59,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $535 · -46.2% YoY. Source: county tax records.