3079 Cordgrass Ct · Wildwood, FL 32163

$309,900

2 bd · 2.0 ba · 1,227 sqft · SingleFamily public records · 58 Days on market

Built 2017 4,377 sqft lot Est $298k · at est. $204/mo HOA · 7% 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 +15.3/30.0
• Appreciation +10.0/10.0
• ARV discount +5.7/15.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

TURNKEY and ready for immediate move-in! Live Large Outdoors! Rare Patio Villa Featuring Custom Birdcage & Extended Outdoor Living Space. This must-see Opal model in Sand Pines Villas offers the perfect blend of comfort, style, and location. Meticulously maintained, this 2-bedroom, 2-bath home features an open-concept layout with a built-in desk, inside laundry, and luxury vinyl plank flooring throughout, making the home both functional and inviting. Upgrades include newer stainless steel kitchen appliances, washer and dryer, a whole-home water filtration system, updated keyless entry, lifetime air filter, leaded glass front door, and a smart irrigation system that can be controlled r

Key facts

• Built-in desk
• Open concept layout
• Lifetime air filter

Tags

• OPEN CONCEPT LAYOUT
• BUILT-IN DESK
• INSIDE LAUNDRY
• LUXURY VINYL PLANK FLOORING
• UPDATED KEYLESS ENTRY
• LIFETIME AIR FILTER

Property features AI

Finance

• Other: CDD present; Homestead status indicated; No lease restrictions; Directions available
• Financial info: Other annual assessment reported
• HOA & community: Monthly association fee (includes pool and recreational facilities); Community features: deed restrictions, dog park, golf, park, pool, tennis courts, irrigation with reclaimed water; Golf carts allowed; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (1 car); 17 x 19 garage dimensions; Driveway; Garage door opener; Golf cart parking
• Utilities: Public water; Public sewer; Cable available; BB/HS internet available; Electricity available and connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property in a planned unit development (PUD); One story; South-facing
• Construction: Vinyl siding over frame construction; Shingle roof; Slab foundation; Built area reported (public records)
• Exterior features: Patio with screened area; Sliding doors; Rain gutters; Sidewalk

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Trash compactor; Water filtration system; Gas water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: High ceilings; Open floorplan; Living room and dining room combo; Walk-in closets
• Laundry & utility: Laundry in kitchen; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (1.1% below list).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 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: 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 $33k of equity ($2k loan paydown + $31k 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 $87k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($301k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 0.99% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $298,161
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3079 Cordgrass Ct	0.00mi	2/2.0	1,227 (0%)	1mo	$292,999	$239	99
3016 Gallinule Ct	0.11mi	2/2.0	1,295 (+6%)	2mo	$315,000	$243	84
3023 Gallinule Ct	0.08mi	2/2.0	1,148 (-6%)	6mo	$288,000	$251	80
5694 Moon Flower Pl	0.15mi	2/2.0	1,148 (-6%)	3mo	$295,000	$257	79
3102 Cordgrass Ct	0.04mi	2/2.0	1,346 (+10%)	11mo	$330,000	$245	73
5578 Bougainvillea Ave	0.16mi	2/2.0	1,150 (-6%)	14mo	$305,000	$265	71
3063 Sweetgum St	0.35mi	2/2.0	1,295 (+6%)	8mo	$281,500	$217	68
5858 Evatt Pl	0.36mi	2/2.0	1,203 (-2%)	18mo	$280,000	$233	65
3010 Fritillary Ter	0.12mi	2/1.0	1,067 (-13%)	6mo	$235,000	$220	64
3511 Vinas Pl	0.74mi	2/2.0	1,299 (+6%)	4mo	$344,000	$265	52
3118 Sweetgum St	0.39mi	3/2.0 (+1)	1,392 (+13%)	5mo	$320,000	$230	51
3336 County Road 510a	0.64mi	3/2.0 (+1)	1,400 (+14%)	0mo	$325,000	$232	41

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $176,031
• Equity at exit: $279,182

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $513,094
• Equity at exit: $602,068

Cash invested: $86,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $3,064 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$351 /mo · $4,210/yr
• Insurance: −$129
• HOA: −$204
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $112

Break-even live

Break-even rent $2,923

Max offer price $309,900

Occupancy floor 91%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.15mi
5828 Tupelo Ter Unit Posted to Internet Wildwood, FL	2.0	2.0	1147	$4,500	$3.92	21d	1	1.24mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: water

Listing history 5 events

1. 2026-05-17
   status Pending
2. 2026-04-20
   price $309,900
3. 2026-03-20
   listed $314,900 Active
4. 2023-04-18
   soldstatus $310,000
5. 2020-04-02
   soldstatus $200,305

ⓘ 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: $4,210 · $351/mo
• Projected year-2 tax: $4,210 · $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 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $36,769
• − Mortgage interest: −$17,359
• − Property taxes: −$4,210
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,942
• − Management: −$2,942
• − HOA: −$2,448
• − Depreciation: −$9,015
• Taxable loss: −$3,696
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $2,225/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

+54.7% since first listed

5 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $309,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $314,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-18 Sold (Public Records) $310,000 Public Records
• 2020-04-02 Sold (Public Records) $200,305 Public Records

Property tax history

+24.6%/yr

Latest (2025): $4,210 · +2.7% YoY. Source: county tax records.