6231 Atkinson Ln · Wildwood, FL 32163

$304,000

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 52 Days on market

Built 2021 Excellent condition 4,305 sqft lot Est $351k · 13% under $200/mo HOA · 7% of rent ↓ 5% 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 +13.5/15.0
• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• Schools +5.2/10.0
• Condition / age +4.8/5.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0

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

Property features AI

Finance

• Other: Property is in a CDD; Homestead exempt; Zoned R1
• Financial info: Other annual assessment amount: $750; Total annual fees (as listed): $2,400; No lease restrictions
• HOA & community: Monthly association fee of $200; Association includes 24-hour guard, pool, maintenance of grounds, and recreational facilities; Community 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 restrictions; Senior community

Exterior

• Parking: Attached garage (2 spaces)
• Security: 24-hour guard at community
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Fiber optics available; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence; One story; Northwest-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built in 1 building
• Exterior features: Covered screened side porch; Sliding doors; Rain gutters; Sidewalk; Sprinkler system with meter; Sprinkler recycled/gray water system; Irrigation equipment; Landscaped with trees; Cul-de-sac lot; Near golf course; Private, paved lot; Asphalt road access

Interior

• Kitchen: Built-in oven; Range; Range hood; Microwave; Dishwasher; Refrigerator; Freezer; Ice maker; Disposal; Exhaust fan; Water filtration system; Tankless water heater; Gas water heater
• Bedrooms: 3 bedrooms (total)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Humidity control
• Interior features: Cathedral ceilings; Tray and vaulted ceilings; High ceilings; Ceiling fans; Open floorplan with kitchen/family room combo; Living room/dining room combo; Split-bedroom layout; Solid surface counters; Solid wood cabinets; Walk-in closets; Window treatments; Thermostat
• Laundry & utility: Washer and dryer included; Gas dryer hookup; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $304k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (9.4% below list).
• Recommended offer: $269k (11.5% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 17d 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 34% 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 $33k 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 52 days — a 3% lower offer ($295k) 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; 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 $268,918 (11.5% 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 52 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $350,796
• Comps found: 12

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%)	1mo	$285,000	$200	92
6273 Windham Way	0.16mi	3/2.0	1,465 (+3%)	3mo	$333,000	$227	85
289 Zingale Ln	0.19mi	3/2.0	1,392 (-2%)	5mo	$301,999	$217	83
6338 Flaxmayer Rd	0.16mi	3/2.0	1,361 (-5%)	3mo	$335,000	$246	82
6222 Dingman Way	0.06mi	3/2.0	1,524 (+7%)	7mo	$530,000	$348	80
6370 Danielson Loop	0.42mi	3/2.0	1,459 (+2%)	1mo	$395,000	$271	76
284 Pelchat Pl	0.18mi	3/2.0	1,361 (-5%)	11mo	$319,000	$234	75
6316 Danielson Loop	0.53mi	3/2.0	1,392 (-2%)	0mo	$360,000	$259	71
578 Kaolin Path	0.57mi	3/2.0	1,484 (+4%)	6mo	$383,000	$258	61
320 Zingale Ln	0.20mi	2/2.0 (-1)	1,262 (-12%)	10mo	$325,000	$258	58
5978 Conley Ct	0.54mi	3/2.0	1,527 (+7%)	12mo	$360,000	$236	53
6084 Guy Ter	0.36mi	2/2.0 (-1)	1,227 (-14%)	13mo	$267,500	$218	44

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: 22.3%
• Equity multiple: 2.80×
• Total profit: $153,128
• Equity at exit: $273,867

10-year hold

• IRR: 20.0%
• Equity multiple: 6.42×
• Total profit: $461,302
• Equity at exit: $590,605

Cash invested: $85,120 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,755 medium
• Mortgage (P&I): −$1,594
• Tax from tax record: −$454 /mo · $5,451/yr
• Insurance: −$127
• HOA: −$200
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-199

Break-even live

Break-even rent $3,007

Max offer price $268,918

Occupancy floor —

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: $76,000
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 McKnight Loop Unit 1525259P The Villages, FL	3.0	2.0	1442	$1,818	$1.26	15d	1	0.46mi
6551 Mason Pl Unit 1545857P The Villages, FL	3.0	2.0	1593	$4,056	$2.55	16d	1	0.71mi
6743 Mary Loop The Villages, FL	3.0	2.0	1392	$2,500	$1.80	24d	1	0.87mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: gaspool

Listing history 23 events

1. 2026-06-19
   days on market $304,000 Active 52 DOM
2. 2026-06-18
   days on market $304,000 Active 51 DOM
3. 2026-06-17
   days on market $304,000 Active 50 DOM
4. 2026-06-16
   days on market $304,000 Active 49 DOM
5. 2026-06-15
   days on market $304,000 Active 48 DOM
6. 2026-06-14
   days on market $304,000 Active 46 DOM
7. 2026-06-13
   days on market $304,000 Active 45 DOM
8. 2026-06-10
   days on market $304,000 Active 43 DOM
9. 2026-06-09
   days on market $304,000 Active 42 DOM
10. 2026-06-09
    price $304,000 Active 41 DOM
11. 2026-06-08
    days on market $309,000 Active 41 DOM
12. 2026-06-07
    days on market $309,000 Active 40 DOM
13. 2026-06-02
    days on market $309,000 Active 35 DOM
14. 2026-06-01
    days on market $309,000 Active 34 DOM
15. 2026-05-31
    days on market $309,000 Active 33 DOM
16. 2026-05-30
    days on market $309,000 Active 32 DOM
17. 2026-04-28
    listed $309,000 Active
18. 2025-10-15
    soldstatus $285,000
19. 2025-10-10
    soldstatus $285,000 Closed 1403-char remark

    Show marketing remark (1403 chars)

    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.

20. 2025-09-01
    status Pending 1403-char remark

    Show marketing remark (1403 chars)

    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.

21. 2025-06-25
    price $305,000 1403-char remark

    Show marketing remark (1403 chars)

    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.

22. 2025-05-23
    listed $314,900 Active 1403-char remark

    Show marketing remark (1403 chars)

    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.

23. 2022-12-06
    soldstatus $324,900

ⓘ 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 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: $33,062
• − Mortgage interest: −$17,029
• − Property taxes: −$5,451
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,645
• − Management: −$2,645
• − HOA: −$2,400
• − Depreciation: −$8,844
• Taxable loss: −$7,472
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $-590/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.9% since first listed

7 events — show timeline

• 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.