DAKOTA Plan · Wildwood, FL 34785

$265,990

3 bd · 2.0 ba · 1,408 sqft · SingleFamily · 165 Days on market

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of efficient living in our thoughtfully designed Dakota floorplan, a three-bedroom, open-concept and concrete block constructed home in Triumph, in Wildwood, Florida. The clever layout seamlessly connects the living, dining, and kitchen areas maximizing space while embodying simplicity without sacrificing style. The well-appointed kitchen comes complete with a stainless-steel appliances, including a built-in dishwasher and microwave, along with quartz countertops. The laundry room is located nearby the garage. The primary bedroom has an ensuite bathroom with quartz countertops and walk-in closet. The two remaining rooms share a well-appointed bathroom, carpeted floors, an

Key facts

• Open-concept
• Dakota floorplan
• Built-in dishwasher

Tags

• DAKOTA FLOORPLAN
• OPEN-CONCEPT
• CONCRETE BLOCK CONSTRUCTED
• WELL-APPOINTED KITCHEN
• STAINLESS-STEEL APPLIANCES
• BUILT-IN DISHWASHER

Property features AI

Finance

• Other: Status: Active
• Financial info: List price $264,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (DAKOTA)
• Exterior features: Living area of 1408; Address: 8443 Clearway Dr, Wildwood, FL 34785

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: DAKOTA (new construction)

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,968.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (13.8% below list).
• Recommended offer: $229k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 30 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).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $8k 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 165 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,342 (13.8% 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 165 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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 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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $275,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4630 Parkview Ln	0.08mi	3/2.0	1,408 (0%)	3mo	$265,990	$189	94
8713 Triumph Cir	0.10mi	3/2.0	1,408 (0%)	3mo	$276,505	$196	93
8741 Triumph Cir	0.13mi	4/2.0 (+1)	1,498 (+6%)	1mo	$269,990	$180	78
8733 Triumph Cir	0.12mi	4/2.0 (+1)	1,498 (+6%)	1mo	$278,990	$186	78
4633 Parkview Ln	0.09mi	4/2.0 (+1)	1,498 (+6%)	3mo	$276,990	$185	77
4645 Parkview Ln	0.08mi	4/2.0 (+1)	1,498 (+6%)	4mo	$269,990	$180	77
2427 Tamarind Grove Run	0.72mi	3/2.0	1,392 (-1%)	1mo	$325,000	$233	64
2046 Dalecroft Trl	0.64mi	3/2.0	1,488 (+6%)	4mo	$345,000	$232	57
2409 Hook Hollow Ter	0.68mi	3/2.0	1,522 (+8%)	2mo	$354,000	$233	53
4806 E C 462	0.51mi	3/2.0	1,606 (+14%)	3mo	$600,000	$374	50
8128 Penrose Pl	0.56mi	3/2.0	1,614 (+15%)	2mo	$267,000	$165	48
2414 Hook Hollow Ter	0.64mi	3/2.0	1,611 (+14%)	3mo	$410,000	$255	43

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-51,103
• Equity at exit: $41,148

10-year hold

• IRR: -11.7%
• Equity multiple: 0.31×
• Total profit: $-53,593
• Equity at exit: $23,861

Cash invested: $77,271 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,447
• Tax est. 1.5%: −$345 /mo · $4,140/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-95

Break-even live

Break-even rent $2,414

Max offer price $262,171

Occupancy floor 99%

Sensitivity live

Price	-10% $95	-5% $0	+0% $-95	+5% $-191	+10% $-286
Rent	-10% $-277	-5% $-186	+0% $-95	+5% $-5	+10% $86
Rate	-1.0pp $44	-0.5pp $-25	base $-95	+0.5pp $-167	+1.0pp $-240

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: $68,992
• Closing costs: $8,279
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8118 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,704	$1.29	23d	1	0.31mi
8128 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,699	$1.29	23d	1	0.32mi
8168 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,754	$1.33	23d	1	0.37mi
5222 Inglewood Dr Wildwood, FL	3.0	3.0	1693	$2,455	$1.45	23d	1	0.45mi
8073 Patagonia Dr Wildwood, FL	3.0	3.0	1638	$2,645	$1.61	23d	1	0.46mi
5234 Inglewood Dr Wildwood, FL	3.0	3.0	1693	$2,475	$1.46	23d	1	0.48mi
8061 Patagonia Dr Wildwood, FL	3.0	2.0	1855	$2,585	$1.39	23d	1	0.48mi
5192 Hartwood Loop Wildwood, FL	3.0	2.0	1572	$2,590	$1.65	23d	1	0.52mi
5255 Inglewood Dr Wildwood, FL	3.0	2.0	1638	$2,410	$1.47	23d	1	0.53mi
4980 Red Maple Ln Unit B1 Wildwood, FL	2.0	2.0	1095	$1,884	$1.72	23d	1	0.54mi
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	23d	1	0.54mi
8062 Rexwood Rd Wildwood, FL	3.0	3.0	1638	$2,345	$1.43	23d	1	0.57mi
2393 Carriage Hill Way The Villages, FL	3.0	2.0	1631	$4,300	$2.64	23d	1	0.73mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	23d	29	0.79mi
2393 Highbanks Ct The Villages, FL	3.0	2.0	1522	$2,800	$1.84	23d	1	0.85mi
2280 Biscayne Ave The Villages, FL	3.0	2.0	1400	$4,000	$2.86	23d	1	0.86mi
706 Stanley Ave Wildwood, FL	3.0	2.0	1611	$2,300	$1.43	23d	1	0.86mi
2272 Vassar Ln The Villages, FL	3.0	2.0	1416	$2,500	$1.77	23d	1	0.90mi
5339 Loblolly Ln Wildwood, FL	3.0	2.5	1688	$2,000	$1.18	23d	1	0.92mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	23d	1	0.92mi
5267 Dragonfly Dr Wildwood, FL	3.0	2.5	1688	$1,945	$1.15	23d	1	0.92mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,384	$2.20	23d	28	1.06mi
2192 Quinn Ln The Villages, FL	3.0	2.0	1611	$5,600	$3.48	23d	1	1.07mi
8362 Gower Trl Wildwood, FL	3.0	2.5	1464	$1,695	$1.16	23d	1	1.16mi
8396 Gower Trl Unit 1 Wildwood, FL	3.0	2.5	1707	$1,795	$1.05	23d	1	1.17mi
3234 Evenmore Way Wildwood, FL	4.0	2.0	1824	$2,100	$1.15	23d	1	1.32mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	23d	22	1.34mi
5901 Myrtle DR Wildwood, FL	1.0–2.0	1.0–2.0	982	$2,009	$2.05	23d	11	1.36mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	23d	1	1.43mi
3064 Gulfport Ct The Villages, FL	2.0	2.0	1602	$2,800	$1.75	23d	1	1.47mi

Listing history 15 events

1. 2026-06-22
   days on market $265,990 Active 165 DOM
2. 2026-06-19
   days on market $265,990 Active 163 DOM
3. 2026-06-18
   days on market $265,990 Active 162 DOM
4. 2026-06-17
   days on market $265,990 Active 161 DOM
5. 2026-06-16
   days on market $265,990 Active 160 DOM
6. 2026-06-15
   days on market $265,990 Active 159 DOM
7. 2026-06-14
   days on market $265,990 Active 157 DOM
8. 2026-06-13
   days on market $265,990 Active 156 DOM
9. 2026-06-10
   days on market $265,990 Active 154 DOM
10. 2026-06-09
    days on market $265,990 Active 153 DOM
11. 2026-06-08
    days on market $265,990 Active 152 DOM
12. 2026-06-02
    pricedays on market $265,990 Active 146 DOM
13. 2026-06-01
    days on market $264,990 Active 145 DOM
14. 2026-05-31
    days on market $264,990 Active 144 DOM
15. 2026-05-30
    days on market $264,990 Active 143 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 21 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: $27,521
• − Mortgage interest: −$15,458
• − Property taxes: −$4,140
• − Insurance: −$1,380
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$8,028
• Taxable loss: −$5,888
• Est. tax savings @ 24.0%: +$1,413
• After-tax cash flow: $269/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