4151 Balcharan Ter · Wildwood, FL 32163

$381,500

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 63 Days on market

Built 2022 6,705 sqft lot Est $383k · at est. $204/mo HOA · 8% of rent

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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 +7.7/15.0
• Cash flow +5.9/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.2/10.0

Listing remarks

Seller open to offers- Welcome to this beautifully maintained 3-bedroom, 2-bathroom home with a 2-car garage, built in 2022 and located in the desirable Village of DeLuna. This Alder model offers 1,539 square feet of thoughtfully designed living space with a bright, open split floor plan, tall ceilings, neutral tones, luxury vinyl and upgraded interior doors throughout. The kitchen serves as the heart of the home, featuring stainless steel appliances, a spacious island with breakfast bar seating, rich wood cabinetry, a closet pantry, and stylish upgraded pendant lighting—perfect for both everyday living and entertaining. The primary suite provides a relaxing retreat with a walk-in clo

Key facts

• Spacious island
• Community pool
• Walk-in closet

Tags

• STAINLESS STEEL APPLIANCES
• SPACIOUS ISLAND
• WALK-IN CLOSET
• PRIVATE EN SUITE BATHROOM
• SCREENED-IN LANAI
• COMMUNITY POOL

Property features AI

Finance

• Other: Association fee includes pool
• Financial info: Other annual assessment $2,892; Lease restrictions apply
• HOA & community: Monthly association fee $204 (VCDD); Association amenities include clubhouse, gated community, golf course, pickleball courts; Community features: clubhouse, community mailbox, deed restrictions, golf carts allowed, golf; Senior community

Exterior

• Parking: Attached 2-car garage (20 x 23); Driveway parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Single family residence; Planned Unit Development (PUD); One story; Southwest facing; Residential property
• Construction: Block foundation; Block and stucco construction; Shingle roof; Built with masonry/block elements
• Exterior features: Covered, enclosed and screened porch/Florida room; Rain gutters; Mature landscaping; Paved lot and driveway; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Split bedroom layout; Programmable thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Inside laundry room; Washer; Dryer; Attic; Inside utility room; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $382k.

Deal economics

• At list price, monthly cash flow is $-819 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (29.4% below list).
• Recommended offer: $237k (37.9% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 33% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($359k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,887 (37.9% 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 63 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.45%
• DSCR: 0.62
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $383,211
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3359 Brianna Ln	0.22mi	3/2.0	1,584 (+3%)	8mo	$400,000	$253	78
4280 Canova Draney Loop	0.44mi	3/2.0	1,519 (-1%)	2mo	$340,000	$224	76
4241 Silvana Way	0.24mi	3/2.0	1,525 (-1%)	19mo	$530,000	$348	72
4314 Pezzullo Cir	0.31mi	3/2.0	1,569 (+2%)	16mo	$382,140	$244	69
3449 Keith Ln	0.53mi	3/2.0	1,492 (-3%)	2mo	$440,000	$295	69
4280 Gale Ln	0.48mi	3/2.0	1,440 (-6%)	1mo	$322,000	$224	66
3233 Rayma Pl	0.36mi	3/2.0	1,496 (-3%)	17mo	$387,000	$259	64
4416 Homan Loop	0.47mi	3/2.0	1,419 (-8%)	3mo	$330,000	$233	63
4429 Homan Loop	0.50mi	3/2.0	1,569 (+2%)	16mo	$375,000	$239	60
4430 Delbagno Ct	0.56mi	3/2.0	1,539 (0%)	16mo	$383,000	$249	60
3422 Randi Rd	0.61mi	3/2.0	1,492 (-3%)	10mo	$364,500	$244	58
4371 Shannon Loop	0.74mi	3/2.0	1,557 (+1%)	7mo	$390,000	$250	58

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: $155,868
• Equity at exit: $343,685

10-year hold

• IRR: 16.7%
• Equity multiple: 5.69×
• Total profit: $500,466
• Equity at exit: $741,171

Cash invested: $106,820 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,694 medium
• Mortgage (P&I): −$2,001
• Tax from tax record: −$517 /mo · $6,201/yr
• Insurance: −$159
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$204
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-819

Break-even live

Break-even rent $3,730

Max offer price $236,887

Occupancy floor —

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: $95,375
• Closing costs: $11,445
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3412 Melissa Ln The Villages, FL	2.0	2.0	1148	$2,200	$1.92	20d	1	0.04mi
3359 Brianna Ln The Villages, FL	3.0	2.0	1584	$3,100	$1.96	20d	1	0.25mi
2910 Monument Way The Villages, FL	2.0	2.0	1494	$2,600	$1.74	20d	1	0.89mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	20d	1	1.33mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 18 events

1. 2026-06-19
   days on market $381,500 Active 63 DOM
2. 2026-06-18
   days on market $381,500 Active 62 DOM
3. 2026-06-17
   days on market $381,500 Active 61 DOM
4. 2026-06-16
   days on market $381,500 Active 60 DOM
5. 2026-06-15
   days on market $381,500 Active 59 DOM
6. 2026-06-14
   days on market $381,500 Active 57 DOM
7. 2026-06-13
   days on market $381,500 Active 56 DOM
8. 2026-06-10
   days on market $381,500 Active 54 DOM
9. 2026-06-09
   days on market $381,500 Active 53 DOM
10. 2026-06-08
    days on market $381,500 Active 52 DOM
11. 2026-06-07
    pricedays on market $381,500 Active 51 DOM
12. 2026-06-02
    days on market $387,500 Active 46 DOM
13. 2026-06-01
    days on market $387,500 Active 45 DOM
14. 2026-05-31
    days on market $387,500 Active 44 DOM
15. 2026-05-30
    days on market $387,500 Active 43 DOM
16. 2026-05-04
    price $387,500
17. 2026-04-17
    listed $395,000 Active
18. 2022-10-27
    soldstatus $346,300

ⓘ 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: $6,201 · $517/mo
• Projected year-2 tax: $6,201 · $517/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $32,327
• − Mortgage interest: −$21,370
• − Property taxes: −$6,201
• − Insurance: −$2,705
• − Repairs & maintenance: −$2,586
• − Management: −$2,586
• − HOA: −$2,448
• − Depreciation: −$11,098
• Taxable loss: −$16,668
• Est. tax savings @ 24.0%: +$4,000
• After-tax cash flow: $-5,823/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

+11.9% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $387,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $395,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-27 Sold (Public Records) $346,300 Public Records

Property tax history

+225.6%/yr

Latest (2025): $6,201 · +1.1% YoY. Source: county tax records.