6058 Altman Ave · Wildwood, FL 32163

$324,700

2 bd · 2.0 ba · 1,258 sqft · SingleFamily public records · 45 Days on market

Built 2018 3,600 sqft lot Est $307k · 6% over $205/mo HOA · 6% of rent

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Why this score? — see what drove the C 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 +18.4/30.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• ARV discount +4.9/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR-READY opportunity in the highly sought-after Village of DeSoto in The Villages! This TURNKEY, fully furnished 2 bedroom, 2 bathroom patio villa is already producing income with a lease in place through April 2027, generating a total of over $30,000 in rental income for the new owner. SKIP the VACANCY risk and start collecting income from day one with an established tenant already in place! Designed for LOW-MAINTENANCE ownership, this well-maintained home features an open and functional floor plan, spacious bedrooms, a well-equipped kitchen, and comfortable living spaces that continue to make patio villas one of the most desirable rental options in The Villages. The BOND IS PAID,

Key facts

• Move in ready
• Bond is paid
• Fully furnished

Tags

• FULLY FURNISHED
• MOVE IN READY
• BOND IS PAID
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property sits on about 0.08 acres (approximately 334 sq meters)
• Financial info: Other annual assessment approximately $732; Lease restrictions apply
• HOA & community: Association fees totaling approximately $205 monthly (about $2,460 annually)

Exterior

• Parking: Attached garage (1 car) with approximate dimensions 18 x 24
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; PUD zoning; One story; Faces east; CDD community; Senior community
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with approximately 1,627 total building area (public records)
• Exterior features: Exterior lighting; Rain gutters

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Vaulted ceilings; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 42% 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 $35k of equity ($2k loan paydown + $32k 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 $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $314,959 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $306,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2378 Hill St	0.10mi	2/2.0	1,159 (-8%)	6mo	$299,000	$258	77
5690 Craft Ct	0.64mi	2/2.0	1,314 (+4%)	0mo	$310,000	$236	63
2443 Dooley St	0.50mi	2/2.0	1,146 (-9%)	2mo	$320,000	$279	60
5859 Tupelo Ter	0.35mi	3/2.0 (+1)	1,409 (+12%)	1mo	$342,000	$243	58
2306 Sheehan St	0.74mi	2/2.0	1,227 (-2%)	5mo	$272,000	$222	57
5627 Van Winkle Ter	0.75mi	2/2.0	1,227 (-2%)	16mo	$290,000	$236	48
5829 Tupelo Ter	0.40mi	3/2.0 (+1)	1,409 (+12%)	11mo	$355,000	$252	47
2332 Sheehan St	0.72mi	2/2.0	1,227 (-2%)	22mo	$299,000	$244	44
5705 Craft Ct	0.61mi	3/2.0 (+1)	1,426 (+13%)	0mo	$280,000	$196	44
2763 County Road 503	0.74mi	3/2.0 (+1)	1,216 (-3%)	21mo	$247,000	$203	38
5745 Rowe Pl	0.52mi	3/2.0 (+1)	1,406 (+12%)	20mo	$463,500	$330	35
5748 Leigh Ln	0.52mi	3/2.0 (+1)	1,424 (+13%)	19mo	$428,000	$301	33

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: 27.2%
• Equity multiple: 3.16×
• Total profit: $196,440
• Equity at exit: $292,515

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $563,395
• Equity at exit: $630,821

Cash invested: $90,916 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,365 medium
• Mortgage (P&I): −$1,703
• Tax from tax record: −$309 /mo · $3,710/yr
• Insurance: −$135
• HOA: −$205
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $306

Break-even live

Break-even rent $2,977

Max offer price $324,700

Occupancy floor 86%

Sensitivity live

Price	-10% $490	-5% $398	+0% $306	+5% $214	+10% $122
Rent	-10% $40	-5% $173	+0% $306	+5% $439	+10% $572
Rate	-1.0pp $469	-0.5pp $388	base $306	+0.5pp $222	+1.0pp $136

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: $81,175
• Closing costs: $9,741
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Woods Way The Villages, FL	3.0	2.0	1419	$2,900	$2.04	21d	1	0.38mi
5828 Tupelo Ter Unit Posted to Internet Wildwood, FL	2.0	2.0	1147	$4,500	$3.92	21d	1	0.40mi
1750 Debellis Ln Unit Posted To Internet Sumterville, FL	3.0	2.0	1505	$4,250	$2.82	21d	1	1.18mi

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 23 events

1. 2026-06-19
   days on market $324,700 Active 45 DOM
2. 2026-06-18
   days on market $324,700 Active 44 DOM
3. 2026-06-17
   days on market $324,700 Active 43 DOM
4. 2026-06-16
   days on market $324,700 Active 42 DOM
5. 2026-06-15
   days on market $324,700 Active 41 DOM
6. 2026-06-14
   days on market $324,700 Active 39 DOM
7. 2026-06-13
   days on market $324,700 Active 38 DOM
8. 2026-06-10
   days on market $324,700 Active 36 DOM
9. 2026-06-09
   days on market $324,700 Active 35 DOM
10. 2026-06-08
    days on market $324,700 Active 34 DOM
11. 2026-06-07
    days on market $324,700 Active 33 DOM
12. 2026-06-02
    days on market $324,700 Active 28 DOM
13. 2026-06-01
    days on market $324,700 Active 27 DOM
14. 2026-05-31
    days on market $324,700 Active 26 DOM
15. 2026-05-30
    days on market $324,700 Active 25 DOM
16. 2026-05-05
    listed $324,700 Active
17. 2024-05-10
    historical $2,000
18. 2024-04-23
    listed $2,000
19. 2024-03-26
    historical $3,000
20. 2024-03-05
    listed $3,000
21. 2023-04-24
    soldstatus $305,000
22. 2021-06-15
    soldstatus $245,000
23. 2019-11-20
    soldstatus $210,000

ⓘ 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: $3,710 · $309/mo
• Projected year-2 tax: $3,710 · $309/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 9/10 Extreme 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: $40,376
• − Mortgage interest: −$18,188
• − Property taxes: −$3,710
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,230
• − Management: −$3,230
• − HOA: −$2,460
• − Depreciation: −$9,446
• Taxable loss: −$1,511
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $4,033/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

+54.6% since first listed

8 events — show timeline

• 2026-05-05 Listed $324,700 Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Rental Removed $2,000 Avail
• 2024-04-23 Listed for Rent $2,000 Avail
• 2024-03-26 Rental Removed $3,000 Avail
• 2024-03-05 Listed for Rent $3,000 Avail
• 2023-04-24 Sold (Public Records) $305,000 Public Records
• 2021-06-15 Sold (Public Records) $245,000 Public Records
• 2019-11-20 Sold (Public Records) $210,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $3,710 · -0.1% YoY. Source: county tax records.