5560 Heritage Blvd · Wildwood, FL 34785

$127,600

2 bd · 2.0 ba · 910 sqft · Manufactured public records · 48 Days on market

Built 1981 5,500 sqft lot Est $127k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.4/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming SECOND OWNER 2 bedroom, 2 bath home is in the desirable Wildwood Country Resort 55+ Community neighboring The Villages. The community is conveniently located across from Brownwood in the Villages on CR44 and Buena Vista Blvd. The community features 2 swimming pools, one heated, Jacuzzi, small library, tennis court, exercise room, and shuffle board. Close to shopping, restaurants, great location minutes from everything. This home offers a Florida room, 2 open porches, and a screened in patio with a workshop, one car carport, and additional parking pad for guest. You will also own your own land! Plus if your desire is to live near The Villages this property has no bond! Even better. .. this home comes with an electric golf cart plus a home warranty! Come and take a look for yourself!

Key facts

• Shaded carport
• Sunroom
• Eat-in kitchen

Tags

• SUNROOM
• EAT-IN KITCHEN
• MULTIPLE COVERED PATIOS
• SCREEN-ENCLOSED AREA
• SHADED CARPORT
• OUTDOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 $882 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.
• Current owner paid $43k; list at $128k implies a 197% 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 $123,772 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 11.33%
• Cash-on-cash: 18.00%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $127,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5560 Heritage Blvd	0.00mi	2/2.0	910 (0%)	1mo	$127,600	$140	99
5527 Williamsburg Ln	0.04mi	2/2.0	851 (-6%)	10mo	$110,000	$129	79

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $13,166
• Equity at exit: $19,026

10-year hold

• IRR: 18.4%
• Equity multiple: 2.52×
• Total profit: $54,223
• Equity at exit: $11,033

Cash invested: $35,728 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $536

Break-even live

Break-even rent $976

Max offer price $127,600

Occupancy floor 63%

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: $31,900
• Closing costs: $3,828
• 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	1.17mi
1016 Century Dr Wildwood, FL	2.0	2.0	1022	$1,399	$1.37	21d	1	1.37mi

Listing history 14 events

1. 2026-04-23
   status Pending
2. 2026-03-24
   status Active
3. 2026-02-09
   status Pending
4. 2026-01-22
   listed $127,600 Active
5. 2019-11-22
   soldstatus $42,900 Sold 807-char remark

   Show marketing remark (807 chars)

   This charming SECOND OWNER 2 bedroom, 2 bath home is in the desirable Wildwood Country Resort 55+ Community neighboring The Villages. The community is conveniently located across from Brownwood in the Villages on CR44 and Buena Vista Blvd. The community features 2 swimming pools, one heated, Jacuzzi, small library, tennis court, exercise room, and shuffle board. Close to shopping, restaurants, great location minutes from everything. This home offers a Florida room, 2 open porches, and a screened in patio with a workshop, one car carport, and additional parking pad for guest. You will also own your own land! Plus if your desire is to live near The Villages this property has no bond! Even better. .. this home comes with an electric golf cart plus a home warranty! Come and take a look for yourself!

6. 2019-11-04
   status Pending 807-char remark

   Show marketing remark (807 chars)

   This charming SECOND OWNER 2 bedroom, 2 bath home is in the desirable Wildwood Country Resort 55+ Community neighboring The Villages. The community is conveniently located across from Brownwood in the Villages on CR44 and Buena Vista Blvd. The community features 2 swimming pools, one heated, Jacuzzi, small library, tennis court, exercise room, and shuffle board. Close to shopping, restaurants, great location minutes from everything. This home offers a Florida room, 2 open porches, and a screened in patio with a workshop, one car carport, and additional parking pad for guest. You will also own your own land! Plus if your desire is to live near The Villages this property has no bond! Even better. .. this home comes with an electric golf cart plus a home warranty! Come and take a look for yourself!

7. 2019-10-15
   price $42,900 807-char remark

   Show marketing remark (807 chars)

   This charming SECOND OWNER 2 bedroom, 2 bath home is in the desirable Wildwood Country Resort 55+ Community neighboring The Villages. The community is conveniently located across from Brownwood in the Villages on CR44 and Buena Vista Blvd. The community features 2 swimming pools, one heated, Jacuzzi, small library, tennis court, exercise room, and shuffle board. Close to shopping, restaurants, great location minutes from everything. This home offers a Florida room, 2 open porches, and a screened in patio with a workshop, one car carport, and additional parking pad for guest. You will also own your own land! Plus if your desire is to live near The Villages this property has no bond! Even better. .. this home comes with an electric golf cart plus a home warranty! Come and take a look for yourself!

8. 2019-10-11
   status Active 807-char remark

   Show marketing remark (807 chars)

   This charming SECOND OWNER 2 bedroom, 2 bath home is in the desirable Wildwood Country Resort 55+ Community neighboring The Villages. The community is conveniently located across from Brownwood in the Villages on CR44 and Buena Vista Blvd. The community features 2 swimming pools, one heated, Jacuzzi, small library, tennis court, exercise room, and shuffle board. Close to shopping, restaurants, great location minutes from everything. This home offers a Florida room, 2 open porches, and a screened in patio with a workshop, one car carport, and additional parking pad for guest. You will also own your own land! Plus if your desire is to live near The Villages this property has no bond! Even better. .. this home comes with an electric golf cart plus a home warranty! Come and take a look for yourself!

9. 2019-10-08
   status Pending 807-char remark

   Show marketing remark (807 chars)

   This charming SECOND OWNER 2 bedroom, 2 bath home is in the desirable Wildwood Country Resort 55+ Community neighboring The Villages. The community is conveniently located across from Brownwood in the Villages on CR44 and Buena Vista Blvd. The community features 2 swimming pools, one heated, Jacuzzi, small library, tennis court, exercise room, and shuffle board. Close to shopping, restaurants, great location minutes from everything. This home offers a Florida room, 2 open porches, and a screened in patio with a workshop, one car carport, and additional parking pad for guest. You will also own your own land! Plus if your desire is to live near The Villages this property has no bond! Even better. .. this home comes with an electric golf cart plus a home warranty! Come and take a look for yourself!

10. 2019-05-10
    price $47,900 807-char remark

    Show marketing remark (807 chars)

    This charming SECOND OWNER 2 bedroom, 2 bath home is in the desirable Wildwood Country Resort 55+ Community neighboring The Villages. The community is conveniently located across from Brownwood in the Villages on CR44 and Buena Vista Blvd. The community features 2 swimming pools, one heated, Jacuzzi, small library, tennis court, exercise room, and shuffle board. Close to shopping, restaurants, great location minutes from everything. This home offers a Florida room, 2 open porches, and a screened in patio with a workshop, one car carport, and additional parking pad for guest. You will also own your own land! Plus if your desire is to live near The Villages this property has no bond! Even better. .. this home comes with an electric golf cart plus a home warranty! Come and take a look for yourself!

11. 2019-04-10
    listed $54,900 Active 807-char remark

    Show marketing remark (807 chars)

    This charming SECOND OWNER 2 bedroom, 2 bath home is in the desirable Wildwood Country Resort 55+ Community neighboring The Villages. The community is conveniently located across from Brownwood in the Villages on CR44 and Buena Vista Blvd. The community features 2 swimming pools, one heated, Jacuzzi, small library, tennis court, exercise room, and shuffle board. Close to shopping, restaurants, great location minutes from everything. This home offers a Florida room, 2 open porches, and a screened in patio with a workshop, one car carport, and additional parking pad for guest. You will also own your own land! Plus if your desire is to live near The Villages this property has no bond! Even better. .. this home comes with an electric golf cart plus a home warranty! Come and take a look for yourself!

12. 2014-11-17
    soldstatus $27,000 Sold 815-char remark

    Show marketing remark (815 chars)

    IMMACULATE 2/2, HOME IN WILDWOOD COUNTRY RESORT LOCATED DIRECTLY ACROSS CR 44 FROM BROWNWOOD TOWN SQUARE OF THE VILLAGES. This home still has it's original owner plus you own your land! Your new home is near the Clubhouse, Pools, Spa, and Tennis Court. Enter your home through the beautiful Florida room into your Eat in kitchen, which comes with a stove, and refrigerator. Living room, hallway and master bedroom have beautiful hardwood floors. This home has a new roof only 2 years old! Driveway was freshly painted 1 year ago. Your new home also comes with a washer and dryer. Also attached to this super clean home, is an enclosed porch with glass windows and an additional open porch that has an attached utility room with lots of storage, counter space and a sink. Don't miss out, schedule your showing today.

13. 2014-10-24
    status Pending 815-char remark

    Show marketing remark (815 chars)

    IMMACULATE 2/2, HOME IN WILDWOOD COUNTRY RESORT LOCATED DIRECTLY ACROSS CR 44 FROM BROWNWOOD TOWN SQUARE OF THE VILLAGES. This home still has it's original owner plus you own your land! Your new home is near the Clubhouse, Pools, Spa, and Tennis Court. Enter your home through the beautiful Florida room into your Eat in kitchen, which comes with a stove, and refrigerator. Living room, hallway and master bedroom have beautiful hardwood floors. This home has a new roof only 2 years old! Driveway was freshly painted 1 year ago. Your new home also comes with a washer and dryer. Also attached to this super clean home, is an enclosed porch with glass windows and an additional open porch that has an attached utility room with lots of storage, counter space and a sink. Don't miss out, schedule your showing today.

14. 2014-08-29
    listed $29,900 Active 815-char remark

    Show marketing remark (815 chars)

    IMMACULATE 2/2, HOME IN WILDWOOD COUNTRY RESORT LOCATED DIRECTLY ACROSS CR 44 FROM BROWNWOOD TOWN SQUARE OF THE VILLAGES. This home still has it's original owner plus you own your land! Your new home is near the Clubhouse, Pools, Spa, and Tennis Court. Enter your home through the beautiful Florida room into your Eat in kitchen, which comes with a stove, and refrigerator. Living room, hallway and master bedroom have beautiful hardwood floors. This home has a new roof only 2 years old! Driveway was freshly painted 1 year ago. Your new home also comes with a washer and dryer. Also attached to this super clean home, is an enclosed porch with glass windows and an additional open porch that has an attached utility room with lots of storage, counter space and a sink. Don't miss out, schedule your showing today.

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $1,059 · $88/mo
• Expected delta: +$474/yr (+$40/mo · 81.1%)

ⓘ 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: $19,853
• − Mortgage interest: −$7,148
• − Property taxes: −$585
• − Insurance: −$638
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$3,712
• Taxable income: $4,594
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $5,329/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

+326.8% since first listed

14 events — show timeline

• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Listed $127,600 Stellar MLS as Distributed by MLS Grid
• 2019-11-22 Sold (MLS) $42,900 Stellar MLS as Distributed by MLS Grid
• 2019-11-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-15 Price Changed $42,900 Stellar MLS as Distributed by MLS Grid
• 2019-10-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-10 Price Changed $47,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-10 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2014-11-17 Sold (MLS) $27,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-08-29 Listed $29,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.5%/yr

Latest (2025): $585 · -0.8% YoY. Source: county tax records.