2464 Nellie Rd · Wildwood, FL 32163

$365,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 50 Days on market

Built 2018 4,206 sqft lot Est $336k · 9% 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 +17.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• ARV discount +3.6/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this stunning “Charlotte” Courtyard Villa in the Village of DeSoto! Built in 2018, this beautiful TURNKEY three-bedroom, two-bath home spans 1424 square feet and has so much to see! Upon arrival, you’ll notice the Custom Painted Driveway and matching color Garage Door while you stay cool and comfortable this summer in the Insulated and Air-Conditioned Garage. Stepping inside, you’ll feel right at home with the Open Concept and spacious feeling of the VAULTED CEILINGS and stunning Luxury Vinyl Flooring. The kitchen offers a mix of pendant & recessed lighting, matching Whirlpool appliances, and a GAS Stove. Throughout the home, the Custom Window Coverings add a touch of elegance to your living spaces, enhancing both style and privacy. The Master Bedroom features lovely tray ceilings and an ensuite bathroom with a walk-in shower, dual sinks, and a personal walk-in closet. Additional features include carpeted guest bedrooms for comfort, an INSIDE LAUNDRY ROOM with a washer, dryer, utility tub sink, a TANKLESS Water Heater, and a whole home WATER SOFTENER. Slide open the back doors to reveal the lanai and outdoor patio area, perfect for entertaining or enjoying the serene surroundings. Relax with the low maintenance of having NO GRASS to mow, yet still surrounded by beautiful landscaping, adding curb appeal and overall enjoyment. Escape the hustle and bustle with this rare gem in a community where tranquility reigns.  There is no highway or road noise, just your oasis surrounded by magnificent views of nature and local wildlife.  Don’t miss the opportunity to make this exceptional home yours – it won’t last long!

Key facts

• Painted driveway
• Mini-split system
• Tall privacy wall

Tags

• PRIVATE SLICE OF PARADISE
• FULLY HARDSCAPED COURTYARD
• TALL PRIVACY WALL
• EXTENDED CONCRETE PATIO
• PAINTED DRIVEWAY
• MINI-SPLIT SYSTEM

Property features AI

Finance

• Other: Publicly recorded living area and building area available; Lot about 0.1 acres (0 to less than 1/4 acre); Asphalt public-maintained road; Irrigation equipment present; No waterfront; Furnished status: unfurnished
• Financial info: CDD present; Homestead exemption indicated; Other annual assessment applies
• HOA & community: Community clubhouse; Community mailbox; Deed restrictions; Dog park; Golf course access; Golf carts allowed; Community pool; Sidewalks; Street lights; Senior community; Pets allowed (cats and dogs; number limit)

Exterior

• Parking: Attached garage with garage door opener; Garage faces side; Golf cart garage; Carport present (no carport spaces listed); 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected; Underground utilities
• Home design: Single family residence; One level; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as the "Charlotte" model
• Exterior features: Rain gutters; Irrigation (reclaimed water)

Interior

• Kitchen: Built-in oven; Dishwasher; Microwave; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Split bedroom layout; Thermostat; Vaulted ceilings; Window treatments
• Laundry & utility: Indoor laundry; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/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 $344k (5.9% below list).
• Recommended offer: $344k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 265 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 43% 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 $39k of equity ($3k loan paydown + $36k 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 $102k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $343,500 (5.9% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.94% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $336,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5705 Craft Ct	0.12mi	3/2.0	1,426 (+0%)	0mo	$280,000	$196	94
5859 Tupelo Ter	0.28mi	3/2.0	1,409 (-1%)	1mo	$342,000	$243	84
5829 Tupelo Ter	0.24mi	3/2.0	1,409 (-1%)	11mo	$355,000	$252	78
5690 Craft Ct	0.15mi	2/2.0 (-1)	1,314 (-8%)	0mo	$310,000	$236	75
5454 Ryan Rd	0.48mi	3/2.0	1,426 (+0%)	16mo	$359,000	$252	64
2061 Biller Cir	0.53mi	3/2.0	1,459 (+2%)	10mo	$322,000	$221	63
5459 Weaver Ave	0.49mi	3/2.0	1,426 (+0%)	18mo	$310,000	$217	62
2188 Gordon Path	0.60mi	3/2.0	1,539 (+8%)	8mo	$390,000	$253	52
2306 Sheehan St	0.33mi	2/2.0 (-1)	1,227 (-14%)	5mo	$272,000	$222	52
2170 Biller Cir	0.60mi	3/2.0	1,539 (+8%)	12mo	$403,000	$262	48
5627 Van Winkle Ter	0.31mi	2/2.0 (-1)	1,227 (-14%)	16mo	$290,000	$236	44
5415 Zajac Ave	0.59mi	2/2.0 (-1)	1,295 (-9%)	15mo	$285,000	$220	40

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: 26.8%
• Equity multiple: 3.13×
• Total profit: $217,457
• Equity at exit: $328,821

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $625,664
• Equity at exit: $709,115

Cash invested: $102,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,435 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$354 /mo · $4,250/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $293

Break-even live

Break-even rent $3,064

Max offer price $365,000

Occupancy floor 86%

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: $91,250
• Closing costs: $10,950
• 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	20d	1	0.19mi
5828 Tupelo Ter Unit Posted to Internet Wildwood, FL	2.0	2.0	1147	$4,500	$3.92	20d	1	0.24mi
1750 Debellis Ln Unit Posted To Internet Sumterville, FL	3.0	2.0	1505	$4,250	$2.82	20d	1	1.42mi

Listing history 29 events

1. 2026-06-19
   days on market $365,000 Active 50 DOM
2. 2026-06-18
   days on market $365,000 Active 49 DOM
3. 2026-06-17
   days on market $365,000 Active 48 DOM
4. 2026-06-16
   days on market $365,000 Active 47 DOM
5. 2026-06-15
   days on market $365,000 Active 46 DOM
6. 2026-06-14
   days on market $365,000 Active 44 DOM
7. 2026-06-13
   days on market $365,000 Active 43 DOM
8. 2026-06-10
   days on market $365,000 Active 41 DOM
9. 2026-06-09
   days on market $365,000 Active 40 DOM
10. 2026-06-08
    days on market $365,000 Active 39 DOM
11. 2026-06-07
    days on market $365,000 Active 38 DOM
12. 2026-06-02
    days on market $365,000 Active 33 DOM
13. 2026-06-01
    days on market $365,000 Active 32 DOM
14. 2026-05-31
    pricedays on market $365,000 Active 31 DOM
15. 2026-05-30
    days on market $380,000 Active 30 DOM
16. 2026-04-30
    listed $380,000 Active
17. 2025-04-17
    soldstatus $355,000
18. 2025-04-11
    soldstatus $355,000 Closed 1704-char remark

    Show marketing remark (1704 chars)

    Welcome to this stunning “Charlotte” Courtyard Villa in the Village of DeSoto! Built in 2018, this beautiful TURNKEY three-bedroom, two-bath home spans 1424 square feet and has so much to see! Upon arrival, you’ll notice the Custom Painted Driveway and matching color Garage Door while you stay cool and comfortable this summer in the Insulated and Air-Conditioned Garage. Stepping inside, you’ll feel right at home with the Open Concept and spacious feeling of the VAULTED CEILINGS and stunning Luxury Vinyl Flooring. The kitchen offers a mix of pendant & recessed lighting, matching Whirlpool appliances, and a GAS Stove. Throughout the home, the Custom Window Coverings add a touch of elegance to your living spaces, enhancing both style and privacy. The Master Bedroom features lovely tray ceilings and an ensuite bathroom with a walk-in shower, dual sinks, and a personal walk-in closet. Additional features include carpeted guest bedrooms for comfort, an INSIDE LAUNDRY ROOM with a washer, dryer, utility tub sink, a TANKLESS Water Heater, and a whole home WATER SOFTENER. Slide open the back doors to reveal the lanai and outdoor patio area, perfect for entertaining or enjoying the serene surroundings. Relax with the low maintenance of having NO GRASS to mow, yet still surrounded by beautiful landscaping, adding curb appeal and overall enjoyment. Escape the hustle and bustle with this rare gem in a community where tranquility reigns.  There is no highway or road noise, just your oasis surrounded by magnificent views of nature and local wildlife.  Don’t miss the opportunity to make this exceptional home yours – it won’t last long!

19. 2025-03-04
    status Pending 1704-char remark

    Show marketing remark (1704 chars)

    Welcome to this stunning “Charlotte” Courtyard Villa in the Village of DeSoto! Built in 2018, this beautiful TURNKEY three-bedroom, two-bath home spans 1424 square feet and has so much to see! Upon arrival, you’ll notice the Custom Painted Driveway and matching color Garage Door while you stay cool and comfortable this summer in the Insulated and Air-Conditioned Garage. Stepping inside, you’ll feel right at home with the Open Concept and spacious feeling of the VAULTED CEILINGS and stunning Luxury Vinyl Flooring. The kitchen offers a mix of pendant & recessed lighting, matching Whirlpool appliances, and a GAS Stove. Throughout the home, the Custom Window Coverings add a touch of elegance to your living spaces, enhancing both style and privacy. The Master Bedroom features lovely tray ceilings and an ensuite bathroom with a walk-in shower, dual sinks, and a personal walk-in closet. Additional features include carpeted guest bedrooms for comfort, an INSIDE LAUNDRY ROOM with a washer, dryer, utility tub sink, a TANKLESS Water Heater, and a whole home WATER SOFTENER. Slide open the back doors to reveal the lanai and outdoor patio area, perfect for entertaining or enjoying the serene surroundings. Relax with the low maintenance of having NO GRASS to mow, yet still surrounded by beautiful landscaping, adding curb appeal and overall enjoyment. Escape the hustle and bustle with this rare gem in a community where tranquility reigns.  There is no highway or road noise, just your oasis surrounded by magnificent views of nature and local wildlife.  Don’t miss the opportunity to make this exceptional home yours – it won’t last long!

20. 2024-11-15
    listed $367,000 Active 1704-char remark

    Show marketing remark (1704 chars)

    Welcome to this stunning “Charlotte” Courtyard Villa in the Village of DeSoto! Built in 2018, this beautiful TURNKEY three-bedroom, two-bath home spans 1424 square feet and has so much to see! Upon arrival, you’ll notice the Custom Painted Driveway and matching color Garage Door while you stay cool and comfortable this summer in the Insulated and Air-Conditioned Garage. Stepping inside, you’ll feel right at home with the Open Concept and spacious feeling of the VAULTED CEILINGS and stunning Luxury Vinyl Flooring. The kitchen offers a mix of pendant & recessed lighting, matching Whirlpool appliances, and a GAS Stove. Throughout the home, the Custom Window Coverings add a touch of elegance to your living spaces, enhancing both style and privacy. The Master Bedroom features lovely tray ceilings and an ensuite bathroom with a walk-in shower, dual sinks, and a personal walk-in closet. Additional features include carpeted guest bedrooms for comfort, an INSIDE LAUNDRY ROOM with a washer, dryer, utility tub sink, a TANKLESS Water Heater, and a whole home WATER SOFTENER. Slide open the back doors to reveal the lanai and outdoor patio area, perfect for entertaining or enjoying the serene surroundings. Relax with the low maintenance of having NO GRASS to mow, yet still surrounded by beautiful landscaping, adding curb appeal and overall enjoyment. Escape the hustle and bustle with this rare gem in a community where tranquility reigns.  There is no highway or road noise, just your oasis surrounded by magnificent views of nature and local wildlife.  Don’t miss the opportunity to make this exceptional home yours – it won’t last long!

21. 2024-07-01
    historical
22. 2024-05-29
    price $385,000
23. 2024-05-13
    price $399,000
24. 2024-04-26
    listed $404,900 Active
25. 2021-05-03
    soldstatus $258,000
26. 2021-04-15
    soldstatus $258,000 Closed
27. 2021-04-01
    status Pending
28. 2021-03-16
    status Pending
29. 2021-02-22
    listed $264,900 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: $4,250 · $354/mo
• Projected year-2 tax: $4,250 · $354/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 3/10 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: $41,220
• − Mortgage interest: −$20,446
• − Property taxes: −$4,250
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,298
• − Management: −$3,298
• − Depreciation: −$10,618
• Taxable loss: −$2,514
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $4,123/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

+43.5% since first listed

14 events — show timeline

• 2026-04-30 Listed $380,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-17 Sold (Public Records) $355,000 Public Records
• 2025-04-11 Sold (MLS) $355,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Listed $367,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Price Changed $385,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-13 Price Changed $399,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-26 Listed $404,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-03 Sold (Public Records) $258,000 Public Records
• 2021-04-15 Sold (MLS) $258,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-22 Listed $264,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.1%/yr

Latest (2025): $4,250 · +1.7% YoY. Source: county tax records.