8298 Gower Trl · Wildwood, FL 34785

$219,990

3 bd · 2.5 ba · 1,464 sqft · SingleFamily · 140 Days on market

Built 2026 1,787 sqft lot $124/mo HOA · 6% of rent ↓ 4% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• 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 +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• Overlooks a patio
• Laundry area
• Primary suite

Tags

• LARGE OPEN KITCHEN
• SPACIOUS FAMILY ROOM
• OVERLOOKS A PATIO
• PRIMARY SUITE
• ENSUITE BATHROOM
• LAUNDRY AREA

Property features AI

Finance

• Other: Home warranty included; CDD applicable
• Financial info: Other annual assessment: $1,248; Total monthly fees reported $124; total annual fees reported $1,488; Lease restrictions apply
• HOA & community: Atmos living Management HOA; Monthly association fee $124 (includes pool, management, recreational facilities); Association approval required; HOA fees required

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Townhouse; Two levels; Under construction (projected completion May 25, 2026); Faces south; Residential property in a PUD
• Construction: Block construction; Shingle roof; Slab foundation; New construction by DR Horton INC, builder model: Pearson; Builder license CRC057592; Permit BD25-006910; Lot approximately 0.04 acres
• Exterior features: Paved road access; Irrigation equipment installed; Community clubhouse and pool (HOA amenities); Pets allowed

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Home comes with a builder-provided living area measurement
• Laundry & utility: Dedicated laundry room

🏗️ New construction. The $219,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $266,448.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (12.8% below list).
• Recommended offer: $192k (12.8% below list) — sets the bar for 1% rule.

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); Wildwood Middle/ High School (math 29% / reading 41%, grade F, #379 of 667 statewide, top 58%, 843 students, 63% FRL) — zoned schools average 69% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 61% district-wide (-18 pts) — the specific schools serving this property underperform the Sumter average; the district grade overstates school quality for this exact location.
• 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 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 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 140 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $191,880 (12.8% 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 140 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.27%
• Cash-on-cash: -7.23%
• DSCR: 0.68
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $266,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8599 Pinecrest Trl	0.36mi	3/2.0	1,504 (+3%)	1mo	$279,725	$186	76
8585 Pinecrest Trl	0.34mi	3/2.0	1,504 (+3%)	3mo	$273,990	$182	75
8586 Pinecrest Trl	0.37mi	3/2.0	1,504 (+3%)	4mo	$273,495	$182	73
3131 Evenmore Way	0.35mi	3/2.0	1,504 (+3%)	6mo	$288,990	$192	72
3074 Evenmore Way	0.48mi	3/2.0	1,504 (+3%)	1mo	$276,990	$184	70
8593 Pinecrest Trl	0.35mi	2/2.0 (-1)	1,402 (-4%)	3mo	$249,990	$178	67
8657 Barragan Dr	0.23mi	3/2.0	1,672 (+14%)	0mo	$290,990	$174	64
8589 Pinecrest Trl	0.34mi	2/2.0 (-1)	1,614 (+10%)	3mo	$269,730	$167	58
8582 Pinecrest Trl	0.36mi	2/2.0 (-1)	1,614 (+10%)	2mo	$276,990	$172	57
9131 Newmons Pl	0.73mi	2/2.0 (-1)	1,433 (-2%)	6mo	$300,630	$210	50
9024 Wildlight Trl	0.62mi	4/2.0 (+1)	1,580 (+8%)	0mo	$300,370	$190	50
3115 Evenmore Way	0.39mi	4/2.0 (+1)	1,665 (+14%)	3mo	$269,990	$162	49

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: -29.0%
• Equity multiple: 0.04×
• Total profit: $-71,990
• Equity at exit: $39,728

10-year hold

• IRR: -29.5%
• Equity multiple: -0.34×
• Total profit: $-100,308
• Equity at exit: $23,038

Cash invested: $74,605 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,397
• Tax est. 1.5%: −$333 /mo · $3,997/yr
• Insurance: −$111
• HOA: −$124
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-450

Break-even live

Break-even rent $2,488

Max offer price $201,403

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-357	+0% $-450	+5% $-542	+10% $-634
Rent	-10% $-601	-5% $-525	+0% $-450	+5% $-374	+10% $-298
Rate	-1.0pp $-315	-0.5pp $-382	base $-450	+0.5pp $-519	+1.0pp $-589

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: $66,612
• Closing costs: $7,993
• 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	0.11mi
8396 Gower Trl Unit 1 Wildwood, FL	3.0	2.5	1707	$1,795	$1.05	21d	1	0.13mi
3234 Evenmore Way Wildwood, FL	4.0	2.0	1824	$2,100	$1.15	21d	1	0.21mi
9692 Pepper Tree Trl Wildwood, FL	3.0	2.0	1672	$1,700	$1.02	21d	1	1.02mi
706 Stanley Ave Wildwood, FL	3.0	2.0	1611	$2,300	$1.43	21d	1	1.15mi
5901 Myrtle DR Wildwood, FL	1.0–2.0	1.0–2.0	982	$2,009	$2.05	21d	11	1.26mi
9760 Pepper Tree Ter Wildwood, FL	1.0–3.0	1.0–2.0	980	$2,011	$2.05	21d	14	1.30mi

HOA detail

• Monthly dues: $124 · $1,488/yr
• Likely covers: electric

Listing history 22 events

1. 2026-06-19
   days on market $219,990 Active 140 DOM
2. 2026-06-18
   days on market $219,990 Active 139 DOM
3. 2026-06-17
   price $219,990 Active 138 DOM
4. 2026-06-17
   days on market $223,990 Active 138 DOM
5. 2026-06-16
   days on market $223,990 Active 137 DOM
6. 2026-06-15
   days on market $223,990 Active 136 DOM
7. 2026-06-14
   days on market $223,990 Active 134 DOM
8. 2026-06-13
   pricedays on market $223,990 Active 133 DOM
9. 2026-06-10
   days on market $225,990 Active 131 DOM
10. 2026-06-09
    days on market $225,990 Active 130 DOM
11. 2026-06-08
    days on market $225,990 Active 129 DOM
12. 2026-06-07
    days on market $225,990 Active 128 DOM
13. 2026-06-02
    days on market $225,990 Active 123 DOM
14. 2026-06-01
    days on market $225,990 Active 122 DOM
15. 2026-05-31
    days on market $225,990 Active 121 DOM
16. 2026-05-30
    days on market $225,990 Active 120 DOM
17. 2026-05-14
    price $227,990 714-char remark

    Show marketing remark (714 chars)

    This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

18. 2026-05-13
    price $227,990
19. 2026-04-09
    price $236,990 714-char remark

    Show marketing remark (714 chars)

    This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

20. 2026-04-08
    price $236,990
21. 2026-01-31
    listed $238,070 Active 714-char remark

    Show marketing remark (714 chars)

    This two-story townhome has an open concept downstairs layout that includes a large open kitchen, a powder room, and spacious family room that overlooks a patio. The second floor includes a spacious Primary Suite with an ensuite bathroom, two additional bedrooms, a 2nd full bathroom, and a laundry area. This home comes with appliances including a built-in dishwasher, electric range, microwave. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

22. 2026-01-30
    listed $238,070 Active

ⓘ 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: $23,026
• − Mortgage interest: −$14,925
• − Property taxes: −$3,997
• − Insurance: −$1,332
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − HOA: −$1,488
• − Depreciation: −$7,751
• Taxable loss: −$10,152
• Est. tax savings @ 24.0%: +$2,436
• After-tax cash flow: $-2,958/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

-4.2% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $227,990 Zillow
• 2026-05-13 Price Changed $227,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $236,990 Zillow
• 2026-04-08 Price Changed $236,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listed $238,070 Zillow
• 2026-01-30 Listed $238,070 Stellar MLS as Distributed by MLS Grid