5608 Mindy Pl · Wildwood, FL 32163

$269,900

2 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 35 Days on market

Built 2020 3,703 sqft lot Est $250k · 8% over $204/mo HOA · 10% of rent ↓ 4% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Schools +5.2/10.0
• ARV discount +4.0/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.4/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. Enjoy the ease of Florida living in this GORGEOUS, METICULOUSLY-MAINTAINED 2/2 Ruby Patio Villa featuring an INTERIOR LAUNDRY and SPACIOUS FRONT and SIDE PATIOS with REAR PRIVACY FENCING - conveniently located in the Gracie Villas of the contemporary Village of Bradford - JUST MINUTES to Sawgrass Grove and the NEW Eastport Town Square with live nightly entertainment - and CR 44 with an abundance of shopping, dining, and more! As you arrive, this BEAUTIFUL home immediately captures your attention with its inviting white picket fence, LOW-MAINTENANCE STONE landscaping, and EXPANSIVE front and side patios&m

Key facts

• Interior laundry
• Screened lanai
• Rear privacy fencing

Tags

• INTERIOR LAUNDRY
• SPACIOUS FRONT AND SIDE PATIOS
• REAR PRIVACY FENCING
• SCREENED LANAI
• CHARCOAL SHAKER CABINETRY
• TWO BUILT-IN PANTRY CLOSETS

Property features AI

Finance

• Other: CDD present; Unfurnished
• Financial info: Lease restrictions apply
• HOA & community: Community amenities include pool, tennis courts, pickleball, shuffleboard, playground, trails, recreation facilities and community mailbox; Deed restrictions and special community restrictions apply; Golf carts allowed; Vehicle restrictions may apply; Senior community; Pets allowed; Association fees cover pool and recreational facilities; Total monthly association fees approximately $204

Exterior

• Parking: Attached garage (1 car) with 18x24 dimensions; Driveway; Garage door opener; Golf cart parking; Ground-level parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential villa; One story; Faces northeast
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Builder model: RUBY
• Exterior features: Front porch; Patio; Screened porch; Sliding doors; Landscaped yard; Near golf course; Private lot; Paved access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Thermostat; Vaulted ceilings; Walk-in closets
• 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 $270k.

Deal economics

• At list price, monthly cash flow is $-505 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (33.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (26.1% below list).
• Recommended offer: $181k (33.0% below list) — sets the bar for cash-flow.

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); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 269 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,718 (33.0% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $250,264
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5608 Mindy Pl	0.00mi	2/2.0	1,148 (0%)	0mo	$250,000	$218	100
781 Nancy Dr	0.57mi	2/2.0	1,262 (+10%)	14mo	$315,000	$250	46
5778 Christi Ct	0.38mi	2/2.0	1,290 (+12%)	19mo	$385,000	$298	45
822 Hubbard Loop	0.62mi	2/2.0	1,200 (+4%)	23mo	$149,999	$125	44
600 S Timber Trl	0.72mi	2/2.0	1,248 (+9%)	18mo	$145,000	$116	38

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: 18.7%
• Equity multiple: 2.52×
• Total profit: $115,003
• Equity at exit: $243,147

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $364,273
• Equity at exit: $524,356

Cash invested: $75,572 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 269
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$348 /mo · $4,177/yr
• Insurance: −$112
• HOA: −$204
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-505

Break-even live

Break-even rent $2,633

Max offer price $180,718

Occupancy floor —

Sensitivity live

Price	-10% $-352	-5% $-428	+0% $-505	+5% $-581	+10% $-658
Rent	-10% $-662	-5% $-584	+0% $-505	+5% $-426	+10% $-347
Rate	-1.0pp $-369	-0.5pp $-436	base $-505	+0.5pp $-575	+1.0pp $-646

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	22d	1	0.43mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	22d	1	1.07mi
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	22d	1	1.23mi

HOA detail

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

Listing history 4 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   price $269,900
3. 2026-04-29
   price $274,900
4. 2026-04-13
   listed $279,900 Active

ⓘ 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: $4,177 · $348/mo
• Projected year-2 tax: $4,177 · $348/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 5/10 Major
• 🌡 Heat 8/10 Severe 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: $23,926
• − Mortgage interest: −$15,119
• − Property taxes: −$4,177
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$2,448
• − Depreciation: −$7,852
• Taxable loss: −$10,847
• Est. tax savings @ 24.0%: +$2,603
• After-tax cash flow: $-3,455/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

-3.6% since first listed

4 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $279,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+155.6%/yr

Latest (2025): $4,177 · -3.1% YoY. Source: county tax records.