6231 Atkinson Ln · Wildwood, FL 32163

$299,900

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 148 Days on market

Built 2021 Excellent condition 4,305 sqft lot Garage $210/sqft · 10% below area Est $332k · 10% under $200/mo HOA · 8% of rent ↓ 6% since listing

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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).

• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Priced TO SELL Like-new 3BR/2BA Emerald model villa with golf cart garage, built in 2021 and located in the desirable Village of Citrus Grove. This beautifully maintained home features an open-concept layout with high ceilings, luxury Vinyl flooring throughout, enhanced lighting, and ceiling fans in every bedroom. The kitchen offers stainless steel appliances, natural gas cooking, soft-close drawers, bar seating, and modern finishes. Primary suite accommodates a king-size bed and includes a large walk-in closet. Inside laundry room with washer and dryer included. Home comes partially furnished. Enjoy peaceful Florida evenings on the private side patio and take advantage of all that Citrus Grove has to offer. Residents enjoy access to Sawgrass Grove Entertainment District, Ezell Recreation Center, McGrady’s Pub, Southern Oaks Championship Golf Course, and Clifton Putt & Play. Just a short walk to Homestead Recreation Center, featuring a resort-style pool, tennis and pickleball courts, game rooms, and an astronomy viewing pad. Conveniently located near shopping, dining, nightly entertainment, and the future Southern Oaks Bridge and Eastport development. Located in a low-traffic area with quick golf cart access to multiple recreation facilities. Perfect for full-time residents or seasonal enjoyment in one of The Villages’ fastest-growing and most active communities.

Key facts

• Golf cart garage
• Natural gas cooking
• Soft-close cabinetry

Tags

• GOLF CART GARAGE
• NATURAL GAS COOKING
• SOFT-CLOSE CABINETRY
• BREAKFAST BAR
• LARGE WALK-IN CLOSET
• EPOXY-COATED GARAGE FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (12.2% below list).
• Recommended offer: $252k (16.0% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.1% in Wildwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 373 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 33% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $251,803 (16.0% 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 148 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.88% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 9.5

CMA / ARV

• ARV (median comp): $331,571
• List price: $299,900
• Delta: -8.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6342 Whittle Ct	0.17mi	3/2.0	1,426 (0%)	4mo	$285,000	$200	89
6273 Windham Way	0.16mi	3/2.0	1,465 (+3%)	6mo	$333,000	$227	83
289 Zingale Ln	0.19mi	3/2.0	1,392 (-2%)	8mo	$301,999	$217	81
6338 Flaxmayer Rd	0.16mi	3/2.0	1,361 (-5%)	6mo	$335,000	$246	80
493 Kayla Ct	0.41mi	3/2.0	1,426 (0%)	3mo	$338,000	$237	78
6222 Dingman Way	0.06mi	3/2.0	1,524 (+7%)	11mo	$530,000	$348	77
6370 Danielson Loop	0.42mi	3/2.0	1,459 (+2%)	4mo	$395,000	$271	73
6316 Whittle Ct	0.13mi	2/2.0 (-1)	1,266 (-11%)	1mo	$282,000	$223	70
6316 Danielson Loop	0.53mi	3/2.0	1,392 (-2%)	4mo	$360,000	$259	68
6128 Skinner St	0.58mi	3/2.0	1,361 (-5%)	1mo	$341,000	$251	65
578 Kaolin Path	0.57mi	3/2.0	1,484 (+4%)	10mo	$383,000	$258	59
320 Zingale Ln	0.20mi	2/2.0 (-1)	1,262 (-12%)	13mo	$325,000	$258	56

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $146,204
• Equity at exit: $270,174

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $444,604
• Equity at exit: $582,640

Cash invested: $83,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 12 under contract
• Months of supply: 4.2 mo (24%/mo absorbed)
• Median asking: $374,900 ($263/sqft)
• Median days on market: 63 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -11.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32163

• Home prices YoY: 9.8%
• Active inventory: 373
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,632 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$454 /mo · $5,451/yr
• Insurance: −$125
• HOA: −$200
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-272

Break-even live

Break-even rent $2,977

Max offer price $251,803

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-187	+0% $-272	+5% $-357	+10% $-442
Rent	-10% $-480	-5% $-376	+0% $-272	+5% $-168	+10% $-64
Rate	-1.0pp $-121	-0.5pp $-196	base $-272	+0.5pp $-350	+1.0pp $-429

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: $74,975
• Closing costs: $8,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 McKnight Loop Unit 1525259P The Villages, FL	3.0	2.0	1442	$1,711	$1.19	94d	1	0.46mi
618 Nielsen Pl The Villages, FL	3.0	2.0	1569	$2,350	$1.50	5d	1	0.52mi
6487 Peter Ln The Villages, FL	3.0	2.0	1280	$2,150	$1.68	59d	1	0.59mi
6551 Mason Pl Unit 1545857P The Villages, FL	3.0	2.0	1593	$4,056	$2.55	112d	1	0.71mi
6743 Mary Loop The Villages, FL	3.0	2.0	1392	$2,500	$1.80	119d	1	0.87mi

Property features AI

Finance

• Other: Property is in a CDDHomestead exemptZoned R1
• Financial info: Other annual assessment amount: $750Total annual fees (as listed): $2,400No lease restrictions
• HOA & community: Monthly association fee of $200Association includes 24-hour guard, pool, maintenance of grounds, and recreational facilitiesCommunity amenities: clubhouse, fitness center, pool, tennis, pickleball, shuffleboard, basketball, playground, trails, dog park, park, community mailbox, golf, golf carts allowed, wheelchair access, street lights, deed restrictionsSenior community

Exterior

• Parking: Attached garage (2 spaces)
• Security: 24-hour guard at community
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable availableFiber optics availableUnderground utilitiesWater connectedSewer connected
• Home design: Single family residenceOne storyNorthwest-facing
• Construction: Vinyl sidingShingle roofSlab foundationBuilt in 1 building
• Exterior features: Covered screened side porchSliding doorsRain guttersSidewalkSprinkler system with meterSprinkler recycled/gray water systemIrrigation equipmentLandscaped with treesCul-de-sac lotNear golf coursePrivate, paved lotAsphalt road access

Interior

• Kitchen: Built-in ovenRangeRange hoodMicrowaveDishwasherRefrigeratorFreezerIce makerDisposalExhaust fanWater filtration systemTankless water heaterGas water heater
• Bedrooms: 3 bedrooms (total)
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioningHumidity control
• Interior features: Cathedral ceilingsTray and vaulted ceilingsHigh ceilingsCeiling fansOpen floorplan with kitchen/family room comboLiving room/dining room comboSplit-bedroom layoutSolid surface countersSolid wood cabinetsWalk-in closetsWindow treatmentsThermostat
• Laundry & utility: Washer and dryer includedGas dryer hookupInside laundry in a laundry closet

HOA detail $200/mo · $2,400/yr

• Likely covers: gaspool

Listing history 50 events

1. 2026-09-24
   days on market $299,900 Active 148 DOM
2. 2026-09-22
   pricedays on market $299,900 Active 147 DOM
3. 2026-09-20
   days on market $304,000 Active 145 DOM
4. 2026-09-18
   days on market $304,000 Active 143 DOM
5. 2026-09-17
   days on market $304,000 Active 142 DOM
6. 2026-09-16
   days on market $304,000 Active 141 DOM
7. 2026-09-15
   days on market $304,000 Active 140 DOM
8. 2026-09-14
   days on market $304,000 Active 139 DOM
9. 2026-09-14
   days on market $304,000 Active 138 DOM
10. 2026-09-12
    days on market $304,000 Active 137 DOM
11. 2026-09-11
    days on market $304,000 Active 136 DOM
12. 2026-09-05
    days on market $304,000 Active 130 DOM
13. 2026-09-04
    days on market $304,000 Active 129 DOM
14. 2026-09-03
    days on market $304,000 Active 128 DOM
15. 2026-08-31
    days on market $304,000 Active 125 DOM
16. 2026-08-30
    days on market $304,000 Active 124 DOM
17. 2026-08-29
    days on market $304,000 Active 123 DOM
18. 2026-08-28
    days on market $304,000 Active 122 DOM
19. 2026-08-27
    days on market $304,000 Active 121 DOM
20. 2026-08-26
    days on market $304,000 Active 120 DOM
21. 2026-08-25
    days on market $304,000 Active 119 DOM
22. 2026-08-24
    days on market $304,000 Active 118 DOM
23. 2026-08-23
    days on market $304,000 Active 117 DOM
24. 2026-08-21
    days on market $304,000 Active 115 DOM
25. 2026-08-20
    days on market $304,000 Active 114 DOM
26. 2026-08-19
    days on market $304,000 Active 113 DOM
27. 2026-08-18
    days on market $304,000 Active 112 DOM
28. 2026-08-17
    days on market $304,000 Active 111 DOM
29. 2026-08-16
    days on market $304,000 Active 110 DOM
30. 2026-08-15
    days on market $304,000 Active 109 DOM
31. 2026-08-14
    days on market $304,000 Active 108 DOM
32. 2026-08-13
    days on market $304,000 Active 107 DOM
33. 2026-08-12
    days on market $304,000 Active 106 DOM
34. 2026-08-11
    days on market $304,000 Active 105 DOM
35. 2026-08-10
    days on market $304,000 Active 104 DOM
36. 2026-08-09
    days on market $304,000 Active 103 DOM
37. 2026-08-08
    days on market $304,000 Active 102 DOM
38. 2026-08-07
    days on market $304,000 Active 101 DOM
39. 2026-08-06
    days on market $304,000 Active 100 DOM
40. 2026-08-05
    days on market $304,000 Active 99 DOM
41. 2026-08-04
    days on market $304,000 Active 98 DOM
42. 2026-08-03
    days on market $304,000 Active 97 DOM
43. 2026-07-31
    days on market $304,000 Active 94 DOM
44. 2026-07-29
    days on market $304,000 Active 92 DOM
45. 2026-07-27
    days on market $304,000 Active 90 DOM
46. 2026-07-25
    days on market $304,000 Active 88 DOM
47. 2026-07-23
    days on market $304,000 Active 86 DOM
48. 2026-07-22
    days on market $304,000 Active 85 DOM
49. 2026-07-21
    days on market $304,000 Active 84 DOM
50. 2026-07-18
    days on market $304,000 Active 81 DOM

ⓘ 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: $5,451 · $454/mo
• Projected year-2 tax: $5,451 · $454/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 2/10 Low
• 🌡 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: $31,590
• − Mortgage interest: −$16,799
• − Property taxes: −$5,451
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − HOA: −$2,400
• − Depreciation: −$8,724
• Taxable loss: −$8,339
• Est. tax savings @ 24.0%: +$2,001
• After-tax cash flow: $-1,266/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This move-in ready villa is in excellent condition with modern finishes and upgrades, making it an ideal investment property.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal and value ↑
• Resale Landscaping — Improves curb appeal and enhances property value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Wildwood Elementary School D+ FL #1,055/2,144 Nat'l #12,398/41,679 High Wildwood Middle/ High School F FL #379/667 Nat'l #9,567/17,239

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

C Composite livability gradescore 69/100

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 · 161,172 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: 15% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property is in a CDDHomestead exemptZoned R1
• Financial info: Other annual assessment amount: $750Total annual fees (as listed): $2,400No lease restrictions
• HOA & community: Monthly association fee of $200Association includes 24-hour guard, pool, maintenance of grounds, and recreational facilitiesCommunity amenities: clubhouse, fitness center, pool, tennis, pickleball, shuffleboard, basketball, playground, trails, dog park, park, community mailbox, golf, golf carts allowed, wheelchair access, street lights, deed restrictionsSenior community

Exterior

• Parking: Attached garage (2 spaces)
• Security: 24-hour guard at community
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable availableFiber optics availableUnderground utilitiesWater connectedSewer connected
• Home design: Single family residenceOne storyNorthwest-facing
• Construction: Vinyl sidingShingle roofSlab foundationBuilt in 1 building
• Exterior features: Covered screened side porchSliding doorsRain guttersSidewalkSprinkler system with meterSprinkler recycled/gray water systemIrrigation equipmentLandscaped with treesCul-de-sac lotNear golf coursePrivate, paved lotAsphalt road access

Interior

• Kitchen: Built-in ovenRangeRange hoodMicrowaveDishwasherRefrigeratorFreezerIce makerDisposalExhaust fanWater filtration systemTankless water heaterGas water heater
• Bedrooms: 3 bedrooms (total)
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioningHumidity control
• Interior features: Cathedral ceilingsTray and vaulted ceilingsHigh ceilingsCeiling fansOpen floorplan with kitchen/family room comboLiving room/dining room comboSplit-bedroom layoutSolid surface countersSolid wood cabinetsWalk-in closetsWindow treatmentsThermostat
• Laundry & utility: Washer and dryer includedGas dryer hookupInside laundry in a laundry closet

Price history

-6.4% since first listed

8 events — show timeline

• 2026-06-08 Price Changed $304,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $309,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Sold (Public Records) $285,000 Public Records
• 2025-10-10 Sold (MLS) $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-23 Listed $314,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-06 Sold (Public Records) $324,900 Public Records

Property tax history

+32.7%/yr

Latest (2025): $5,451 · -0.5% YoY. Source: county tax records.