Pearson - Interior Unit Plan · Wildwood, FL 34785

$227,990

3 bd · 2.5 ba · 1,464 sqft · SingleFamily · 519 Days on market

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Key facts

• Laundry area
• Patio
• Large open kitchen

Tags

• OPEN CONCEPT LAYOUT
• LARGE OPEN KITCHEN
• SPACIOUS FAMILY ROOM
• ENSUITE BATHROOM
• LAUNDRY AREA
• PATIO

Property features AI

Finance

• Financial info: List price $227,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Interior unit; New construction plan
• Exterior features: Living area approximately 1,464 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Pearson - Interior Unit

🏗️ New construction. The $227,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,376.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (15.0% below list).
• Recommended offer: $194k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Wildwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 35% 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 519 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,803 (15.0% 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 519 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $269,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8599 Pinecrest Trl	0.27mi	3/2.0	1,504 (+3%)	1mo	$279,725	$186	80
8585 Pinecrest Trl	0.25mi	3/2.0	1,504 (+3%)	3mo	$273,990	$182	79
8586 Pinecrest Trl	0.28mi	3/2.0	1,504 (+3%)	4mo	$273,495	$182	77
3074 Evenmore Way	0.42mi	3/2.0	1,504 (+3%)	1mo	$276,990	$184	73
8593 Pinecrest Trl	0.26mi	2/2.0 (-1)	1,402 (-4%)	3mo	$249,990	$178	71
8589 Pinecrest Trl	0.26mi	2/2.0 (-1)	1,614 (+10%)	3mo	$269,730	$167	62
8582 Pinecrest Trl	0.27mi	2/2.0 (-1)	1,614 (+10%)	2mo	$276,990	$172	61
9112 Wildlight Trl	0.71mi	3/2.0	1,501 (+2%)	2mo	$284,000	$189	58
9024 Wildlight Trl	0.57mi	4/2.0 (+1)	1,580 (+8%)	0mo	$300,370	$190	53
9131 Newmons Pl	0.69mi	2/2.0 (-1)	1,433 (-2%)	6mo	$300,630	$210	52
3115 Evenmore Way	0.33mi	4/2.0 (+1)	1,665 (+14%)	3mo	$269,990	$162	52
9108 Wildlight	0.71mi	3/2.0	1,335 (-9%)	6mo	$284,000	$213	45

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: -25.4%
• Equity multiple: 0.14×
• Total profit: $-64,966
• Equity at exit: $40,165

10-year hold

• IRR: -22.1%
• Equity multiple: -0.12×
• Total profit: $-84,757
• Equity at exit: $23,291

Cash invested: $75,425 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$1,413
• Tax est. 1.5%: −$337 /mo · $4,041/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-331

Break-even live

Break-even rent $2,356

Max offer price $221,544

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: $67,344
• Closing costs: $8,081
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8362 Gower Trl Wildwood, FL	3.0	2.5	1464	$1,695	$1.16	21d	1	0.16mi
8396 Gower Trl Unit 1 Wildwood, FL	3.0	2.5	1707	$1,795	$1.05	21d	1	0.18mi
3234 Evenmore Way Wildwood, FL	4.0	2.0	1824	$2,100	$1.15	21d	1	0.20mi
9692 Pepper Tree Trl Wildwood, FL	3.0	2.0	1672	$1,700	$1.02	21d	1	1.03mi
706 Stanley Ave Wildwood, FL	3.0	2.0	1611	$2,300	$1.43	21d	1	1.19mi
5901 Myrtle DR Wildwood, FL	1.0–2.0	1.0–2.0	982	$2,009	$2.05	21d	11	1.28mi
9760 Pepper Tree Ter Wildwood, FL	1.0–3.0	1.0–2.0	980	$2,011	$2.05	21d	14	1.32mi

Listing history 14 events

1. 2026-06-19
   days on market $227,990 Active 519 DOM
2. 2026-06-18
   days on market $227,990 Active 518 DOM
3. 2026-06-17
   days on market $227,990 Active 517 DOM
4. 2026-06-16
   days on market $227,990 Active 516 DOM
5. 2026-06-15
   days on market $227,990 Active 515 DOM
6. 2026-06-14
   days on market $227,990 Active 513 DOM
7. 2026-06-13
   days on market $227,990 Active 512 DOM
8. 2026-06-10
   days on market $227,990 Active 510 DOM
9. 2026-06-09
   days on market $227,990 Active 509 DOM
10. 2026-06-08
    days on market $227,990 Active 508 DOM
11. 2026-06-02
    days on market $227,990 Active 502 DOM
12. 2026-06-01
    days on market $227,990 Active 501 DOM
13. 2026-05-31
    days on market $227,990 Active 500 DOM
14. 2026-05-30
    days on market $227,990 Active 499 DOM

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

Taxation est. · year 1

• Rental income: $23,256
• − Mortgage interest: −$15,089
• − Property taxes: −$4,041
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$7,836
• Taxable loss: −$8,778
• Est. tax savings @ 24.0%: +$2,107
• After-tax cash flow: $-1,860/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