5180 Lexington Cir · Wildwood, FL 34785

$224,000

3 bd · 2.0 ba · 1,932 sqft · Manufactured public records · 235 Days on market

Built 1997 6,665 sqft lot Est $191k · 17% 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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO 5180 LEXINGTON CIRCLE- YOUR FUTURE HOME! BEAUTIFULLY RENOVATED FROM TOP TO BOTTOM! THIS 3 BEDROOM, 2 BATH TRIPLE WIDE MANUFACTURE HOME, OFFERING A PERFECT BLEND OF MODERN STYLE AND COMFORT. WITH A SPLIT PRIMARY BEDROOM FLOOR PLAN, YOU'LL ENJOY PRIVACY AND FUNCTIONALITY FOR EVERYDAY LIVING. STEP INSIDE TO FIND A BRIGHT AND AIRY LAYOUT FEATURING A GREAT ROOM AND A LIVINGROOM WITH OVERSIZED WINDOWS THAT FLOOD THE HOME WITH NATURAL LIGHT. THE VAULTED CEILINGS AND CONTEMPORARY FINISHES CREATE AN OPEN, INVITING ATMOSPHERE THROUGHOUT. AT THE HEART OF THE HOME, THE LARGE KITCHEN BOASTS PREMIUM SOLID WOOD CUSTOM CABINETS, GRANITE COUNTERTOPS, AND PLENTY OF STORAGE, MAKING IT AS PRACTICAL

Key facts

• Jetting soaking tub
• Large kitchen
• Granite countertops

Tags

• LARGE KITCHEN
• GRANITE COUNTERTOPS
• JETTING SOAKING TUB
• EXTRA SPACE FOR OUTDOOR LIVING
• PEACEFUL NEIGHBORHOOD SETTING

Property features AI

Finance

• Other: Unfurnished; No home warranty listed; No association approval required
• HOA & community: Street lights in the community

Exterior

• Parking: Driveway parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Manufactured home (triple wide); One story; South-facing
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as a triple wide manufactured home
• Exterior features: Deck; Front porch; Sliding doors; Shed(s); Oak trees on the property; Oversized, paved lot (approx. 0.15 acres / 93 x 72, asphalt road)

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Freezer; Disposal; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; High ceilings; Open floorplan; Solid surface counters; Solid wood cabinets; Split bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $224k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $224k).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $2,489/mo this rent would consume 45% of the median local household income ($66k/yr) (locally 730% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $224k implies a 348% gain — meaningful room to come down on a strong offer.

Recommended offer $197,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $191,268
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5146 Cambridge Ct	0.08mi	3/2.0	1,764 (-9%)	10mo	$174,000	$99	74

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,039
• Equity at exit: $33,399

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $43,306
• Equity at exit: $19,367

Cash invested: $62,720 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,489 medium
• Mortgage (P&I): −$1,175
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $560

Break-even live

Break-even rent $1,779

Max offer price $224,000

Occupancy floor 72%

Sensitivity live

Price	-10% $687	-5% $624	+0% $560	+5% $497	+10% $433
Rent	-10% $364	-5% $462	+0% $560	+5% $659	+10% $757
Rate	-1.0pp $673	-0.5pp $617	base $560	+0.5pp $502	+1.0pp $443

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2910 Monument Way The Villages, FL	2.0	2.0	1494	$2,600	$1.74	22d	1	0.57mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	22d	1	1.17mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	22d	44	1.36mi
3359 Brianna Ln The Villages, FL	3.0	2.0	1584	$3,100	$1.96	22d	1	1.37mi

Listing history 20 events

1. 2026-06-19
   days on market $224,000 Active 235 DOM
2. 2026-06-18
   days on market $224,000 Active 234 DOM
3. 2026-06-17
   days on market $224,000 Active 233 DOM
4. 2026-06-16
   days on market $224,000 Active 232 DOM
5. 2026-06-15
   days on market $224,000 Active 231 DOM
6. 2026-06-14
   days on market $224,000 Active 229 DOM
7. 2026-06-13
   days on market $224,000 Active 228 DOM
8. 2026-06-10
   days on market $224,000 Active 226 DOM
9. 2026-06-09
   days on market $224,000 Active 225 DOM
10. 2026-06-08
    days on market $224,000 Active 224 DOM
11. 2026-06-07
    days on market $224,000 Active 223 DOM
12. 2026-06-02
    days on market $224,000 Active 218 DOM
13. 2026-06-01
    days on market $224,000 Active 217 DOM
14. 2026-05-31
    days on market $224,000 Active 216 DOM
15. 2026-05-30
    days on market $224,000 Active 215 DOM
16. 2026-02-04
    price $224,000
17. 2026-01-12
    price $249,000
18. 2025-12-19
    price $255,000
19. 2025-10-27
    listed $275,000 Active
20. 2024-07-05
    soldstatus $50,000

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $1,859 · $155/mo
• Expected delta: +$207/yr (+$17/mo · 12.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,863
• − Mortgage interest: −$12,547
• − Property taxes: −$1,652
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$6,516
• Taxable income: $3,249
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $5,943/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

+348.0% since first listed

5 events — show timeline

• 2026-02-04 Price Changed $224,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-05 Sold (Public Records) $50,000 Public Records

Property tax history

+99.5%/yr

Latest (2025): $1,652 · +155.8% YoY. Source: county tax records.