5562 Lansing Dr · Wildwood, FL 34785

$119,000

2 bd · 1.5 ba · 784 sqft · Manufactured public records · 80 Days on market

Built 1982 6,050 sqft lot Est $101k · 18% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming home located in a desirable 55+ community, formerly known as Wagon Wheel, now offering no deed restrictions with ownership of both home and land. Ideally situated directly across from Brownwood in The Villages, this property is perfect as a winter getaway, seasonal residence, or investment opportunity. The home features 2 bedrooms and 1.5 bathrooms, a cozy eat-in kitchen, and a comfortable living area. Recent updates include flooring and roof repairs, and the AC system has been inspected and is in great working condition. Appliances are included, making this a move-in ready opportunity with great potential.

Key facts

• Move-in ready
• Recent updates
• No deed restrictions

Tags

• NO DEED RESTRICTIONS
• ACROSS FROM BROWNWOOD
• RECENT UPDATES
• MOVE-IN READY

Property features AI

Finance

• Other: Lot dimensions approximately 55 x 110 (0.14 acre); Concrete road access
• HOA & community: Senior community

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity available
• Home design: Manufactured home (single wide); One level; East-facing entry
• Construction: Vinyl siding; Roof over; Crawlspace foundation
• Exterior features: Private mailbox; Storage

Interior

• Kitchen: Convection oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Rents rising (+2.9%/yr); 422 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 30% 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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $119k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.39% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.21%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $101,136
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5527 Williamsburg Ln	0.08mi	2/2.0	851 (+8%)	10mo	$110,000	$129	72

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $16,183
• Equity at exit: $17,743

10-year hold

• IRR: 21.1%
• Equity multiple: 2.77×
• Total profit: $59,001
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $561

Break-even live

Break-even rent $945

Max offer price $119,000

Occupancy floor 61%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$1,874	$1.74	21d	44	1.20mi
1016 Century Dr Wildwood, FL	2.0	2.0	1022	$1,399	$1.37	21d	1	1.42mi

Listing history 33 events

1. 2026-06-19
   days on market $119,000 Active 80 DOM
2. 2026-06-18
   days on market $119,000 Active 79 DOM
3. 2026-06-17
   days on market $119,000 Active 78 DOM
4. 2026-06-16
   days on market $119,000 Active 77 DOM
5. 2026-06-15
   days on market $119,000 Active 76 DOM
6. 2026-06-14
   days on market $119,000 Active 74 DOM
7. 2026-06-13
   pricedays on market $119,000 Active 73 DOM
8. 2026-06-10
   days on market $124,000 Active 71 DOM
9. 2026-06-09
   days on market $124,000 Active 70 DOM
10. 2026-06-08
    days on market $124,000 Active 69 DOM
11. 2026-06-07
    days on market $124,000 Active 68 DOM
12. 2026-06-02
    days on market $124,000 Active 63 DOM
13. 2026-06-01
    days on market $124,000 Active 62 DOM
14. 2026-05-31
    days on market $124,000 Active 61 DOM
15. 2026-05-30
    days on market $124,000 Active 60 DOM
16. 2026-05-12
    price $124,000
17. 2026-03-31
    listed $129,000 Active
18. 2026-03-24
    historical
19. 2026-01-08
    status Active
20. 2025-12-27
    status Pending
21. 2025-12-17
    status Active
22. 2025-12-17
    listed $135,000 Active
23. 2025-12-16
    historical
24. 2025-11-28
    price $125,000
25. 2025-11-12
    status Active
26. 2025-11-06
    status Pending
27. 2023-02-21
    historical
28. 2022-12-12
    soldstatus $75,000
29. 2022-12-10
    listed $125,000 Active
30. 2022-12-02
    soldstatus $75,000 Closed
31. 2022-11-16
    status Pending
32. 2022-11-11
    listed $82,000 Active
33. 1982-07-01
    soldstatus $12,500

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$113/yr (+$9/mo · 12.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $19,863
• − Mortgage interest: −$6,666
• − Property taxes: −$875
• − Insurance: −$595
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,462
• Taxable income: $5,087
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $5,512/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

• 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

+892.0% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $124,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-12-12 Sold (Public Records) $75,000 Public Records
• 2022-12-10 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-02 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-11 Listed $82,000 Stellar MLS as Distributed by MLS Grid
• 1982-07-01 Sold (Public Records) $12,500 Public Records

Property tax history

+15.9%/yr

Latest (2025): $875 · -0.8% YoY. Source: county tax records.