603 Milray Dr · Wildwood, FL 34785

$224,000

3 bd · 1.5 ba · 1,155 sqft · SingleFamily public records · 7 Days on market

Built 1976 9,404 sqft lot Est $214k · at est.

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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 +18.6/30.0
• DSCR +5.9/10.0
• ARV discount +5.3/15.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• 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

Check out this cozy home in the heart of Wildwood with NO HOA. This 3/1 ½ home features newer laminate flooring in the living areas, Indoor laundry, screened in porch and exterior storage. NEW ROOF will be put on prior to closing. This home is close to Villages and is minutes from restaurants and shopping. AC Motor and fan replaced in 2020. Schedule your showing today!

Key facts

• Recent updates
• Prime location
• Fresh exterior paint

Tags

• SPACIOUS SCREENED-IN PORCH
• PRIME LOCATION
• RECENT UPDATES
• NEW ROOF
• FRESH EXTERIOR PAINT
• COMPLETE HVAC SERVICING

Property features AI

Finance

• Other: Zoned R-3; Lot size approximately 0.22 acres
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Phone available; Broadband/high-speed internet available
• Home design: Single family residence; One story; East-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Screened porch; Side porch; Shed(s); Asphalt road frontage; Lot dimensions 119 x 74

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Electric water heater; Water softener; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (7.4% below list).
• Recommended offer: $207k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 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: Rents rising (+2.9%/yr); 422 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 $7k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $155k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $207,371 (7.4% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $213,675
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Gray Ave	0.08mi	3/1.5	1,204 (+4%)	13mo	$203,000	$169	78
810 Ridge Ave	0.16mi	2/2.0 (-1)	1,219 (+6%)	1mo	$330,000	$271	76
723 N Warfield Ave	0.27mi	3/1.0	1,166 (+1%)	17mo	$220,000	$189	70
913 Powell St	0.51mi	3/2.0	1,167 (+1%)	3mo	$216,000	$185	70
905 Ida St	0.45mi	3/2.0	1,162 (+1%)	11mo	$245,000	$211	66
809 Judy Ave	0.14mi	3/2.0	1,255 (+9%)	15mo	$263,000	$210	64
400 Jackson St	0.61mi	3/2.0	1,176 (+2%)	5mo	$149,000	$127	62
7936 NE 42nd Ter	0.39mi	3/2.0	1,092 (-6%)	15mo	$185,000	$169	58
504 Gilliam St	0.51mi	3/2.0	1,230 (+6%)	10mo	$195,000	$159	56
607 Powell St	0.25mi	3/2.0	1,284 (+11%)	16mo	$249,900	$195	54
428 Hall St	0.52mi	2/1.0 (-1)	1,106 (-4%)	10mo	$70,000	$63	53
914 Powell St	0.50mi	2/2.0 (-1)	1,280 (+11%)	14mo	$130,000	$102	40

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-22,773
• Equity at exit: $33,399

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-3,422
• Equity at exit: $19,367

Cash invested: $62,720 (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: 422
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $218

Break-even live

Break-even rent $1,798

Max offer price $224,000

Occupancy floor 84%

Sensitivity live

Price	-10% $345	-5% $281	+0% $218	+5% $155	+10% $91
Rent	-10% $54	-5% $136	+0% $218	+5% $300	+10% $382
Rate	-1.0pp $331	-0.5pp $275	base $218	+0.5pp $160	+1.0pp $101

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5901 Myrtle DR Wildwood, FL	1.0–2.0	1.0–2.0	982	$2,009	$2.05	22d	11	0.52mi
4980 Red Maple Ln Unit B1 Wildwood, FL	2.0	2.0	1095	$1,884	$1.72	22d	1	0.72mi
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	22d	1	0.72mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	22d	29	0.79mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	22d	22	0.86mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	22d	44	1.01mi
8118 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,704	$1.29	22d	1	1.02mi
8128 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,699	$1.29	22d	1	1.05mi
8168 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,754	$1.33	22d	1	1.09mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	22d	1	1.20mi
8362 Gower Trl Wildwood, FL	3.0	2.5	1464	$1,695	$1.16	22d	1	1.30mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	22d	1	1.40mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,384	$2.20	22d	28	1.42mi
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	22d	1	1.50mi
1016 Century Dr Wildwood, FL	2.0	2.0	1022	$1,399	$1.37	22d	1	1.50mi

Listing history 7 events

1. 2026-06-19
   days on market $224,000 Active 7 DOM
2. 2026-06-18
   days on market $224,000 Active 6 DOM
3. 2026-06-17
   days on market $224,000 Active 5 DOM
4. 2026-06-16
   days on market $224,000 Active 4 DOM
5. 2026-06-15
   days on market $224,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $224,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,827 · $152/mo
• Projected year-2 tax: $1,859 · $155/mo
• Expected delta: +$32/yr (+$3/mo · 1.8%)

ⓘ 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 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: $24,885
• − Mortgage interest: −$12,547
• − Property taxes: −$1,827
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$6,516
• Taxable loss: −$1,107
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $2,882/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

Price history

+659.3% since first listed

10 events — show timeline

• 2026-06-12 Listed $224,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-28 Sold (MLS) $155,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-26 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-27 Sold (Public Records) $100,000 Public Records
• 2017-12-22 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-06-08 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 1989-02-01 Sold (Public Records) $47,000 Public Records
• 1976-12-01 Sold (Public Records) $29,500 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,827 · +2.5% YoY. Source: county tax records.