818 Michigan St · Wildwood, FL 34785

$60,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 1 Days on market

Manufactured home 55+ age-restricted Built 1982 Good condition 1,000 sqft lot $71/sqft · 44% below area Est $108k · 44% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.6

Listing remarks

Welcome to your perfect oasis in Wildwood Acres, a 55+ community! Conveniently located near The Villages and Brownwood Square. Newly renovated with fresh paint inside and out, new hot water tank and new flooring and baseboards throughout. All new AC systems have been installed in each room with both full bathrooms being completed updated themselves! All new everything in this gorgeous home with new installation and belly board installed underneath the home. Large Florida room with new screening! Washer hook up inside with dryer hook up in shed. Plenty of room for storage, a long carport and a great large open floor plan! Lot rent is around $735 a month. Community approval required.

Key facts

• New screening
• New hot water tank
• New flooring

Tags

• NEW HOT WATER TANK
• NEW FLOORING
• NEW AC SYSTEMS
• LARGE FLORIDA ROOM
• NEW SCREENING
• WASHER HOOK UP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.3% vs local median 4.0% 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); 546 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $60,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.83% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.26%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $107,500
• List price: $60,000
• Delta: -44.19%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 Village Dr	0.18mi	2/2.0	768 (-9%)	4mo	$120,000	$156	73
6378 County Road 154b	0.40mi	2/1.0	784 (-7%)	4mo	$95,000	$121	63
616 Powell St	1.19mi	2/1.0	846 (+1%)	0mo	$205,000	$242	59
5560 Heritage Blvd	1.50mi	2/2.0	910 (+8%)	2mo	$127,600	$140	49
507 Barwick St	0.90mi	2/2.0	920 (+10%)	10mo	$135,000	$147	41
6896 NE 52nd Ter	1.41mi	2/2.0	960 (+14%)	5mo	$110,000	$115	37
5609 Hancock Dr	1.38mi	2/1.0	660 (-21%)	2mo	$98,000	$148	34
3437 Possehl Pl	1.08mi	2/2.0	979 (+16%)	11mo	$207,000	$211	31
605 Pleasantdale Dr	1.25mi	3/1.0 (+1)	919 (+9%)	14mo	$120,000	$131	28
3407 Possehl Pl	1.11mi	2/2.0	959 (+14%)	16mo	$233,000	$243	28
600 Oak St	1.21mi	3/1.0 (+1)	960 (+14%)	8mo	$46,000	$48	26
611 4th St	1.39mi	3/1.0 (+1)	961 (+14%)	9mo	$184,000	$191	24

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: 27.1%
• Equity multiple: 2.12×
• Total profit: $18,890
• Equity at exit: $8,946

10-year hold

• IRR: 34.6%
• Equity multiple: 4.15×
• Total profit: $52,874
• Equity at exit: $5,188

Cash invested: $16,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $29,250 ($37/sqft)
• Median days on market: 1 d
• This list price: 88% of active listings are priced below it
• ARV vs active asking: +242.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34785

• Home prices YoY: -10.7%
• Rents YoY: 2.9%
• Active inventory: 546
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $452

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 54%

Sensitivity live

Price	-10% $493	-5% $472	+0% $452	+5% $431	+10% $410
Rent	-10% $365	-5% $408	+0% $452	+5% $495	+10% $538
Rate	-1.0pp $482	-0.5pp $467	base $452	+0.5pp $436	+1.0pp $420

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Century Dr Wildwood, FL	2.0	2.0	1022	$1,399	$1.37	70d	1	0.35mi
605 Sunnyside Dr Wildwood, FL	2.0	2.0	900	$1,275	$1.42	70d	1	0.35mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$1,874	$1.74	70d	44	0.67mi
5901 Myrtle DR Wildwood, FL	1.0–2.0	1.0–2.0	982	$2,009	$2.05	70d	11	0.92mi
805 Peters St Wildwood, FL	2.0	1.0	672	$850	$1.26	70d	1	0.99mi
409 Kilgore St Wildwood, FL	2.0	1.0	672	$650	$0.97	70d	1	1.01mi
505 Kilgore St Wildwood, FL	2.0	1.0	672	$650	$0.97	70d	1	1.03mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,469	$1.47	70d	22	1.24mi

Property features AI

Finance

• Other: Furnished
• HOA & community: Located in Wildwood Acres with buyer approval requiredCommunity clubhouseCommunity poolTennis courtsGolf carts allowedPets allowed (cats and dogs)Association requires approval; no monthly fee required

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public waterPublic sewerElectricity connectedWater connected
• Home design: Manufactured home (single wide)One levelNortheast facingCompleted condition
• Construction: Metal roofBlock foundation and crawl spaceBuilt as a manufactured single wide
• Exterior features: Enclosed porch/patioMetal siding

Interior

• Kitchen: CooktopElectric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heatingWall/window air conditioning units
• Interior features: Eat-in kitchenKitchen and family room comboLiving room and dining room comboSplit bedroom layoutStorage
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 2 events

1. 2026-06-01
   remarks 699-char remark
2. 2026-06-01
   listed $60,000 Active 1 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,158
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$1,745
• Taxable income: $4,746
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,280/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,200–$12,600 screening

This manufactured home is in good condition with recent renovations, offering a move-in-ready living space in a desirable community.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Resale Replace old appliances — Improves functionality and appeal ↑
• Both Upgrade lighting fixtures — Enhances ambiance and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Wildwood Elementary School D+ FL #1,055/2,144 Nat'l #12,398/41,679 High Wildwood Middle/ High School F FL #379/667 Nat'l #9,567/17,239

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

C Composite livability gradescore 69/100

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 · 161,172 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Furnished
• HOA & community: Located in Wildwood Acres with buyer approval requiredCommunity clubhouseCommunity poolTennis courtsGolf carts allowedPets allowed (cats and dogs)Association requires approval; no monthly fee required

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public waterPublic sewerElectricity connectedWater connected
• Home design: Manufactured home (single wide)One levelNortheast facingCompleted condition
• Construction: Metal roofBlock foundation and crawl spaceBuilt as a manufactured single wide
• Exterior features: Enclosed porch/patioMetal siding

Interior

• Kitchen: CooktopElectric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heatingWall/window air conditioning units
• Interior features: Eat-in kitchenKitchen and family room comboLiving room and dining room comboSplit bedroom layoutStorage
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

2 events — show timeline

• 2026-06-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-06-01 Listed $60,000 Stellar MLS as Distributed by MLS Grid