1576 Good Pl · Wildwood, FL 34762

$369,900

3 bd · 2.0 ba · 1,505 sqft · SingleFamily · 21 Days on market

Built 2024 Good condition 5,400 sqft lot Est $373k · at est. $204/mo HOA · 6% of rent

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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 +11.3/30.0
• ARV discount +7.9/15.0
• Appreciation +7.0/10.0
• Schools +5.2/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to this beautifully upgraded 3-bedroom, 2-bath Cottage Villa (fenced yard) in the highly desirable Village of Well Point in The Villages. Built in 2024 and situated on an oversized fenced homesite, this home offers the perfect blend of modern design, privacy, and convenience. Step inside to discover an open-concept floor plan featuring spacious living, dining, and kitchen areas designed for effortless entertaining and everyday comfort. The kitchen showcases quartz countertops, stainless steel appliances, upgraded hardware, soft-close cabinet features, and abundant cabinetry. The thoughtfully designed primary suite with volume ceilings easily accommodates a king-size bed and features

Key facts

• Quartz countertops
• Fenced yard
• 5,400 sq ft lot

Tags

• FENCED YARD
• OVERSIZED FENCED HOMESITE
• OPEN-CONCEPT FLOOR PLAN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOFT-CLOSE CABINET FEATURES

Property features AI

Finance

• Other: Irrigation equipment installed; Lease restrictions apply
• Financial info: Monthly association fee equivalent listed (monthly fee shown in data)
• HOA & community: Gated community; Community amenities include golf, pool, tennis courts, pickleball courts; Golf carts allowed; Senior community; Pets allowed (cats and dogs); CDD present

Exterior

• Parking: Attached 2-car garage (20 x 24) with garage door opener
• Security: Gated community
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas connected; Water connected
• Home design: Residential villa; One level; Completed condition; Faces north; Builder: The Villages (Seabreeze V model)
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built by The Villages
• Exterior features: Covered, screened rear porch; Rain gutters; Sliding doors; Masonry and vinyl fencing; Near golf course; Oversized paved lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water filtration system; Stone countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump with natural gas; Central air
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Stone countertops; Vaulted ceilings; Window treatments (blinds, shutters)
• Laundry & utility: Inside laundry room; Washer; Dryer; Tankless water heater; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (10.1% below list).
• Recommended offer: $333k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 96 active listings in the ZIP; 5 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).

Forward outlook

• In year one you build about $17k of equity ($3k loan paydown + $14k appreciation (3.9% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Recommended offer $332,566 (10.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.90% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $373,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 Sophie St	0.21mi	3/2.0	1,497 (-0%)	2mo	$389,900	$260	88
1385 Turner Ter	0.69mi	3/2.0	1,492 (-1%)	1mo	$350,000	$235	65
5934 Kaplan Ct	0.62mi	3/2.0	1,484 (-1%)	10mo	$384,000	$259	61
1589 Armstrong Ave	0.48mi	3/2.0	1,584 (+5%)	12mo	$405,000	$256	59
5922 Baldeschwieler Way	0.67mi	3/2.0	1,527 (+2%)	10mo	$344,900	$226	58
1633 Manserra St	0.53mi	3/2.0	1,417 (-6%)	12mo	$365,000	$258	56
5949 Flint Loop	0.65mi	3/2.0	1,392 (-8%)	2mo	$335,000	$241	55
1693 Natalino Rd	0.36mi	3/2.0	1,694 (+13%)	9mo	$410,000	$242	55
1721 Germakian Ln	0.68mi	3/2.0	1,392 (-8%)	11mo	$345,000	$248	47
6056 Chase Ct	0.47mi	2/2.0 (-1)	1,295 (-14%)	8mo	$325,000	$251	44
1782 Trimarche Ter	0.54mi	3/2.0	1,642 (+9%)	21mo	$405,000	$247	42
1486 Joshua Ct	0.69mi	2/2.0 (-1)	1,280 (-15%)	13mo	$287,000	$224	27

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

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.53×
• Total profit: $54,494
• Equity at exit: $185,718

10-year hold

• IRR: 10.8%
• Equity multiple: 2.78×
• Total profit: $184,491
• Equity at exit: $302,308

Cash invested: $103,572 (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 34762

• Home prices YoY: 1.1%
• Active inventory: 96
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,326 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,548/yr
• Insurance: −$154
• HOA: −$204
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $-133

Break-even live

Break-even rent $3,494

Max offer price $350,651

Occupancy floor 99%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 Debellis Ln Unit Posted To Internet Sumterville, FL	3.0	2.0	1505	$4,250	$2.82	21d	1	0.31mi
5806 Winn Way Unit 1525269P Wildwood, FL	3.0	2.0	1550	$1,770	$1.14	21d	1	0.83mi
1031 Skates St Wildwood, FL	3.0	2.0	2083	$2,800	$1.34	21d	1	1.06mi
6776 Robinette Run Sumterville, FL	3.0	2.0	1929	$3,450	$1.79	21d	1	1.19mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	21d	1	1.22mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 15 events

1. 2026-06-19
   days on market $369,900 Active 21 DOM
2. 2026-06-18
   days on market $369,900 Active 20 DOM
3. 2026-06-17
   days on market $369,900 Active 19 DOM
4. 2026-06-16
   days on market $369,900 Active 18 DOM
5. 2026-06-15
   days on market $369,900 Active 17 DOM
6. 2026-06-14
   days on market $369,900 Active 15 DOM
7. 2026-06-13
   days on market $369,900 Active 14 DOM
8. 2026-06-10
   days on market $369,900 Active 12 DOM
9. 2026-06-09
   days on market $369,900 Active 11 DOM
10. 2026-06-08
    days on market $369,900 Active 10 DOM
11. 2026-06-07
    days on market $369,900 Active 9 DOM
12. 2026-06-02
    days on market $369,900 Active 4 DOM
13. 2026-06-01
    days on market $369,900 Active 3 DOM
14. 2026-05-31
    days on market $369,900 Active 2 DOM
15. 2026-05-29
    listed $369,900 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: $39,908
• − Mortgage interest: −$20,720
• − Property taxes: −$5,548
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,193
• − Management: −$3,193
• − HOA: −$2,448
• − Depreciation: −$10,761
• Taxable loss: −$7,804
• Est. tax savings @ 24.0%: +$1,873
• After-tax cash flow: $277/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2024-built home in The Villages offers a good condition with a well-maintained exterior and interior. It has a good ROI potential with minor updates to the exterior and interior that can significantly enhance its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Resale Kitchen backsplash — Improves kitchen aesthetics and functionality.
• Resale Painting interior walls — Enhances interior aesthetics and value.
• Resale Flooring replacement — Improves living space aesthetics and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Resale Kitchen backsplash — Improves kitchen aesthetics and functionality. ↑
• Resale Painting interior walls — Enhances interior aesthetics and value. ↑
• Resale Flooring replacement — Improves living space aesthetics and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 21,568
• Population (ZIP): 580

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 16% Black 12%
• Hispanic origin (detail): Cuban 13%
• Foreign-born: 13% · Canada
• Languages at home: 82% English-only · Spanish 18%

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: ▲ 3.92%
• Current HPI: 365.7475
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-29 Listed $369,900 Stellar MLS as Distributed by MLS Grid