519 Huey St · Wildwood, FL 34785

$249,000

2 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 119 Days on market

Built 1955 0.56 ac lot Est $239k · at est.

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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).

• Cash flow +12.7/30.0
• ARV discount +5.6/15.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. This attractive 2-bedroom, 1-bathroom home, built in 1955, offers 1,264 sq ft of living space on a spacious 0.56-acre lot. This home has been well maintained throughout the years. Featuring original hardwood floors, this home exudes character and timeless appeal. The quaint interior includes carpeted bedrooms and hallway, with linoleum flooring in the kitchen, complemented by original wood kitchen cabinets that add a touch of vintage charm. A breezeway connects the main house to a vast 2-car garage, complete with additional storage above—perfect for keeping everything organized and within reach. Outside, the large backyard is an entertai

Key facts

• Large backyard
• Breezeway connects
• 0.56 acre lot

Tags

• ORIGINAL HARDWOOD FLOORS
• BREEZEWAY CONNECTS
• LARGE BACKYARD
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Corner lot in city limits; Irregular, paved lot (approx. 0.56 acre; 185 x 130); Dirt road surface; Contains one well; Zoned R-3; Building area listed as 2,106 sq ft; living area listed as 1,264 sq ft; Universal property ID: US-12119-N-05025-R-N
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2-car garage (26 x 26)
• Utilities: Public water; Public sewer; Cable available; Public utilities
• Home design: Single family residence; One story; South-facing; Homestead property
• Construction: Block construction; Shingle roof; Crawlspace foundation; Built on 1 level
• Exterior features: Front porch; Sidewalk; Shed(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Solid wood cabinets; Split bedroom layout; Inside utility room
• Laundry & utility: Washer; Dryer; Interior laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.3% below list).
• Recommended offer: $196k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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); Wildwood Middle/ High School (math 29% / reading 41%, grade F, #379 of 667 statewide, top 58%, 843 students, 63% FRL) — zoned schools average 69% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 61% district-wide (-18 pts) — the specific schools serving this property underperform the Sumter average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.9%/yr); 422 active listings in the ZIP; 15 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).
• This rent runs 36% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 119 days — a 9% lower offer ($227k) 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,942 (21.3% 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 119 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $238,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Gilliam St	0.13mi	3/2.0 (+1)	1,230 (-3%)	10mo	$195,000	$159	74
500 4th Ave	0.53mi	3/2.0 (+1)	1,235 (-2%)	1mo	$250,000	$202	64
810 Ridge Ave	0.70mi	2/2.0	1,219 (-4%)	1mo	$330,000	$271	59
428 Hall St	0.25mi	2/1.0	1,106 (-12%)	10mo	$70,000	$63	57
504 4th Ave	0.53mi	3/2.0 (+1)	1,235 (-2%)	14mo	$275,000	$223	52
607 Powell St	0.54mi	3/2.0 (+1)	1,284 (+2%)	16mo	$249,900	$195	51
608 Gray Ave	0.62mi	3/1.5 (+1)	1,204 (-5%)	13mo	$203,000	$169	47
809 Judy Ave	0.68mi	3/2.0 (+1)	1,255 (-1%)	15mo	$263,000	$210	47
400 Jackson St	0.68mi	3/2.0 (+1)	1,176 (-7%)	5mo	$149,000	$127	46
521 3rd Ave	0.62mi	2/1.0	1,084 (-14%)	9mo	$115,000	$106	38
604 Lee St	0.53mi	3/2.0 (+1)	1,386 (+10%)	17mo	$250,000	$180	38
723 N Warfield Ave	0.72mi	3/1.0 (+1)	1,166 (-8%)	17mo	$220,000	$189	32

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-42,373
• Equity at exit: $37,127

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-40,501
• Equity at exit: $21,529

Cash invested: $69,720 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-26

Break-even live

Break-even rent $1,993

Max offer price $244,372

Occupancy floor 96%

Sensitivity live

Price	-10% $115	-5% $44	+0% $-26	+5% $-97	+10% $-167
Rent	-10% $-181	-5% $-104	+0% $-26	+5% $51	+10% $129
Rate	-1.0pp $99	-0.5pp $37	base $-26	+0.5pp $-91	+1.0pp $-156

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5901 Myrtle DR Wildwood, FL	1.0–2.0	1.0–2.0	982	$2,009	$2.05	21d	11	0.51mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$1,874	$1.74	21d	44	0.59mi
706 Stanley Ave Wildwood, FL	3.0	2.0	1611	$2,300	$1.43	21d	1	0.68mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	21d	1	0.75mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,469	$1.47	21d	22	0.83mi
1016 Century Dr Wildwood, FL	2.0	2.0	1022	$1,399	$1.37	21d	1	0.94mi
605 Sunnyside Dr Wildwood, FL	2.0	2.0	900	$1,275	$1.42	21d	1	0.96mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,494	$1.51	21d	29	1.13mi
4980 Red Maple Ln Unit B1 Wildwood, FL	2.0	2.0	1095	$1,884	$1.72	21d	1	1.17mi
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	21d	1	1.17mi
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	21d	1	1.17mi
5267 Dragonfly Dr Wildwood, FL	3.0	2.5	1688	$1,945	$1.15	21d	1	1.20mi
3064 Gulfport Ct The Villages, FL	2.0	2.0	1602	$2,800	$1.75	21d	1	1.23mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	21d	1	1.26mi
5339 Loblolly Ln Wildwood, FL	3.0	2.5	1688	$2,000	$1.18	21d	1	1.36mi

Listing history 18 events

1. 2026-06-19
   days on market $249,000 Active 119 DOM
2. 2026-06-18
   days on market $249,000 Active 118 DOM
3. 2026-06-17
   days on market $249,000 Active 117 DOM
4. 2026-06-16
   days on market $249,000 Active 116 DOM
5. 2026-06-15
   days on market $249,000 Active 115 DOM
6. 2026-06-14
   days on market $249,000 Active 113 DOM
7. 2026-06-13
   days on market $249,000 Active 112 DOM
8. 2026-06-10
   days on market $249,000 Active 110 DOM
9. 2026-06-09
   days on market $249,000 Active 109 DOM
10. 2026-06-08
    days on market $249,000 Active 108 DOM
11. 2026-06-07
    days on market $249,000 Active 107 DOM
12. 2026-06-02
    days on market $249,000 Active 102 DOM
13. 2026-06-01
    days on market $249,000 Active 101 DOM
14. 2026-05-31
    days on market $249,000 Active 100 DOM
15. 2026-05-30
    days on market $249,000 Active 99 DOM
16. 2026-03-05
    status Active
17. 2026-03-02
    status Pending
18. 2026-02-17
    listed $249,000 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: $1,975 · $165/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$91/yr (+$8/mo · 4.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,513
• − Mortgage interest: −$13,948
• − Property taxes: −$1,975
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$7,244
• Taxable loss: −$4,661
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $804/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): 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

3 events — show timeline

• 2026-03-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listed $249,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2025): $1,975 · +2.6% YoY. Source: county tax records.