2282 Sheehan St · Wildwood, FL 32163

$275,000

2 bd · 2.0 ba · 1,227 sqft · SingleFamily public records · 198 Days on market

Built 2018 3,687 sqft lot Est $292k · 6% under $199/mo HOA · 6% of rent ↓ 13% since listing

---

Why this score? — see what drove the B- 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 +20.2/30.0
• ARV discount +10.1/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +6.3/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

OWNER SAYS SELL!! Close to Brownwood, Sawgrass and Eastport. This location is special! Welcome to 2282 Sheehan Street, a beautifully cared-for two-bedroom, two-bath home that blends comfort, charm, and smart design. This 2018 beauty features lvp flooring throughout the main living areas and soft carpeting in the bedrooms for a cozy touch. The water softener and water filtration systems offer peace of mind. The bright, open kitchen is a cook’s delight, offering pullout shelves, ample cabinetry, and a gas stove. Step outside to your own outdoor kitchen, where the built-in gas grill is connected directly to the home’s main gas line—no propane tanks needed! It’s perfect

Key facts

• Built-in gas grill
• Lvp flooring
• Outdoor kitchen

Tags

• LVP FLOORING
• OUTDOOR KITCHEN
• BUILT-IN GAS GRILL
• EPOXY-COATED GARAGE FLOOR
• GUTTERS SURROUNDING HOME
• LOW-MAINTENANCE DESIGN

Property features AI

Finance

• Other: Homestead exempt; Irrigation equipment installed
• HOA & community: Community pool; Community mailbox; Golf community; Senior community; Monthly association fee approximately $199 (total annual approx. $2,388)

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Residential villa; One story; Home faces south
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as a single-level home
• Exterior features: Outdoor kitchen; Rain gutters; Paved road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Water softener
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Open floor plan; Living room/dining room combo; Thermostat
• Laundry & utility: Washer; Dryer; Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 265 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 38% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($242k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $292,026
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2306 Sheehan St	0.04mi	2/2.0	1,227 (0%)	5mo	$272,000	$222	94
5627 Van Winkle Ter	0.08mi	2/2.0	1,227 (0%)	16mo	$290,000	$236	83
2142 Weber Ct	0.25mi	2/2.0	1,148 (-6%)	7mo	$255,000	$222	72
2443 Dooley St	0.34mi	2/2.0	1,146 (-7%)	2mo	$320,000	$279	72
2466 Soper St	0.43mi	2/2.0	1,148 (-6%)	1mo	$273,000	$238	68
5690 Craft Ct	0.45mi	2/2.0	1,314 (+7%)	0mo	$310,000	$236	67
2434 Soper St	0.39mi	2/2.0	1,192 (-3%)	15mo	$304,000	$255	65
5415 Zajac Ave	0.36mi	2/2.0	1,295 (+6%)	15mo	$285,000	$220	61
1971 Rhett Rd	0.54mi	2/2.0	1,203 (-2%)	16mo	$357,000	$297	58
5859 Tupelo Ter	0.40mi	3/2.0 (+1)	1,409 (+15%)	1mo	$342,000	$243	50
1964 Cromer Pl	0.56mi	2/1.0	1,073 (-13%)	3mo	$237,500	$221	46
5829 Tupelo Ter	0.35mi	3/2.0 (+1)	1,409 (+15%)	11mo	$355,000	$252	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $171,958
• Equity at exit: $247,742

10-year hold

• IRR: 24.6%
• Equity multiple: 7.36×
• Total profit: $489,424
• Equity at exit: $534,265

Cash invested: $77,000 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 265
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,104 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$351 /mo · $4,214/yr
• Insurance: −$115
• HOA: −$199
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $346

Break-even live

Break-even rent $2,667

Max offer price $275,000

Occupancy floor 84%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5828 Tupelo Ter Unit Posted to Internet Wildwood, FL	2.0	2.0	1147	$4,500	$3.92	21d	1	0.33mi
2408 Woods Way The Villages, FL	3.0	2.0	1419	$2,900	$2.04	21d	1	0.38mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: watergas

Listing history 5 events

1. 2026-04-15
   price $275,000
2. 2026-03-24
   price $280,000
3. 2026-02-09
   price $290,000
4. 2025-11-11
   listed $300,000 Active
5. 2022-06-02
   soldstatus $314,850

ⓘ 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: $4,214 · $351/mo
• Projected year-2 tax: $4,214 · $351/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,253
• − Mortgage interest: −$15,404
• − Property taxes: −$4,214
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,980
• − Management: −$2,980
• − HOA: −$2,388
• − Depreciation: −$8,000
• Taxable loss: −$89
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $4,169/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): 28,549
• Household income: $96,775
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 307.0

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: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 0%

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: ▲ 20.47%
• Current HPI: 229.0075
• Rent YoY: —
• 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

-12.7% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-02 Sold (Public Records) $314,850 Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,214 · +1.1% YoY. Source: county tax records.