5844 Marsh Ct · Wildwood, FL 32163

$259,500

1 bd · 1.0 ba · 938 sqft · SingleFamily public records · 17 Days on market

Built 2018 3,696 sqft lot Est $206k · 26% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to The Oasis Your Slice of Paradise in The Villages, FL Discover relaxed living in The Oasis, a charming fully furnished one-bedroom, one-bath home nestled in the heart of the Village of Fenney. Perfect for individuals or couples looking to experience the lifestyle The Villages has to offer, this beautifully maintained retreat is available for purchase. It's also a perfect rental for those wanting to make some more income. Step inside to a comfortable space that feels like home from the moment you walk in. Enjoy morning coffee or evening cookouts on your private patio, complete with a grill for easy outdoor dining. Located in one of The Villages' most desirable neighborhoods, you'

Key facts

• Putt & play
• Private patio
• Fenney grill

Tags

• PRIVATE PATIO
• SCENIC WALKING TRAILS
• FENNEY RECREATION CENTER
• FENNEY GRILL
• FENNEY POOL
• PUTT & PLAY

Property features AI

Exterior

• Home design: Single-family house; Approximately 938 square feet of living space
• Exterior features: Lot measures approximately 3,696 sq ft

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (31.8% below list).
• Recommended offer: $177k (31.8% below list) — sets the bar for 1% rule.

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: 269 active listings in the ZIP; solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $176,948 (31.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.68% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.90%
• DSCR: 0.69
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $206,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3010 Fritillary Ter	0.32mi	2/1.0 (+1)	1,067 (+14%)	6mo	$235,000	$220	52

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $114,764
• Equity at exit: $233,778

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $358,965
• Equity at exit: $504,151

Cash invested: $72,660 (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: 269
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$1,361
• Tax from tax record: −$347 /mo · $4,160/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-418

Break-even live

Break-even rent $2,298

Max offer price $185,702

Occupancy floor —

Sensitivity live

Price	-10% $-271	-5% $-344	+0% $-418	+5% $-491	+10% $-565
Rent	-10% $-558	-5% $-488	+0% $-418	+5% $-348	+10% $-278
Rate	-1.0pp $-287	-0.5pp $-352	base $-418	+0.5pp $-485	+1.0pp $-553

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-22
   days on market $259,500 Active 17 DOM
2. 2026-06-19
   days on market $259,500 Active 15 DOM
3. 2026-06-18
   days on market $259,500 Active 14 DOM
4. 2026-06-17
   days on market $259,500 Active 13 DOM
5. 2026-06-16
   days on market $259,500 Active 12 DOM
6. 2026-06-15
   days on market $259,500 Active 11 DOM
7. 2026-06-14
   days on market $259,500 Active 9 DOM
8. 2026-06-13
   days on market $259,500 Active 8 DOM
9. 2026-06-10
   days on market $259,500 Active 6 DOM
10. 2026-06-09
    days on market $259,500 Active 5 DOM
11. 2026-06-08
    remarks 699-char remark
12. 2026-06-08
    listed $259,500 Active 4 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: $4,160 · $347/mo
• Projected year-2 tax: $4,160 · $347/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 4/10 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: $21,234
• − Mortgage interest: −$14,536
• − Property taxes: −$4,160
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$7,549
• Taxable loss: −$9,706
• Est. tax savings @ 24.0%: +$2,330
• After-tax cash flow: $-2,684/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: 12,196
• 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

+57.4% since first listed

3 events — show timeline

• 2026-06-04 Listed $259,500 ForSaleByOwner.com
• 2022-07-15 Sold (Public Records) $200,000 Public Records
• 2021-04-28 Sold (Public Records) $164,906 Public Records

Property tax history

+80.9%/yr

Latest (2025): $4,160 · -1.8% YoY. Source: county tax records.