5420 Sunshine Dr · Wildwood, FL 34785

$258,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 86 Days on market

Built 2020 5,220 sqft lot Est $353k · 27% under $138/mo HOA · 6% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 New Construction Home

Key facts

• Resort pool
• Fitness center
• Screened lanai

Tags

• OPEN LAYOUT
• GRANITE COUNTERTOPS
• MODERN KITCHEN
• SCREENED LANAI
• RESORT POOL
• FITNESS CENTER

Property features AI

Finance

• Other: CDD present; Unfurnished; Living area about 1,504 sq ft
• Financial info: Other annual assessment: $3,290; Monthly HOA amount included above
• HOA & community: HOA required (monthly fee $138); Association name: Tammy Collins; Pets allowed: cats and dogs

Exterior

• Parking: Attached garage (2 spaces)
• Security: Gated community; Security system (owned); Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; BB/HS Internet available; Sewer connected; Water connected; Underground utilities; Fire hydrant nearby
• Home design: Single family residence; One story; South facing; Residential zoning
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built on 0.12 acre lot
• Exterior features: Rain gutters; Sprinkler meter; Irrigation equipment; Asphalt road frontage; Street lights (community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Humidity control
• Interior features: Eat-in kitchen; Open floorplan; Stone counters; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (4.4% below list).
• Recommended offer: $225k (12.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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); 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: Rents rising (+2.9%/yr); 422 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 45% 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 $8k 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 86 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask is 11627% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $224,886 (12.8% 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. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.96% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $353,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 Hook Hollow Ter	0.27mi	3/2.0	1,522 (+1%)	2mo	$354,000	$233	84
2427 Tamarind Grove Run	0.15mi	3/2.0	1,392 (-7%)	1mo	$325,000	$233	80
2360 Hopespring Loop	0.38mi	3/2.0	1,552 (+3%)	3mo	$365,000	$235	74
8128 Penrose Pl	0.27mi	3/2.0	1,614 (+7%)	2mo	$267,000	$165	73
2414 Hook Hollow Ter	0.27mi	3/2.0	1,611 (+7%)	3mo	$410,000	$255	73
2418 Hopespring Loop	0.39mi	3/2.0	1,611 (+7%)	1mo	$380,000	$236	69
2291 Montbrook Pl	0.40mi	3/2.0	1,392 (-7%)	5mo	$330,000	$237	65
2429 Hopespring Loop	0.37mi	2/2.0 (-1)	1,367 (-9%)	2mo	$295,000	$216	61
2316 Newburn Ln	0.43mi	3/2.0	1,657 (+10%)	6mo	$395,000	$238	58
2247 Shanewood Ct	0.51mi	3/2.0	1,656 (+10%)	1mo	$345,000	$208	58
2294 Trailwinds Ter	0.72mi	3/2.0	1,438 (-4%)	3mo	$300,000	$209	56
2246 Crestview St	0.71mi	3/2.0	1,397 (-7%)	0mo	$378,000	$271	55

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-53,864
• Equity at exit: $38,469

10-year hold

• IRR: -15.4%
• Equity multiple: 0.13×
• Total profit: $-62,765
• Equity at exit: $22,307

Cash invested: $72,240 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$1,353
• Tax from tax record: −$537 /mo · $6,446/yr
• Insurance: −$108
• HOA: −$138
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-187

Break-even live

Break-even rent $2,703

Max offer price $224,886

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-114	+0% $-187	+5% $-260	+10% $-333
Rent	-10% $-382	-5% $-285	+0% $-187	+5% $-90	+10% $7
Rate	-1.0pp $-58	-0.5pp $-122	base $-187	+0.5pp $-254	+1.0pp $-322

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5339 Loblolly Ln Wildwood, FL	3.0	2.5	1688	$2,000	$1.18	22d	1	0.20mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	22d	1	0.27mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,384	$2.20	22d	28	0.28mi
2393 Carriage Hill Way The Villages, FL	3.0	2.0	1631	$4,300	$2.64	22d	1	0.30mi
8062 Rexwood Rd Wildwood, FL	3.0	3.0	1638	$2,345	$1.43	22d	1	0.31mi
5267 Dragonfly Dr Wildwood, FL	3.0	2.5	1688	$1,945	$1.15	22d	1	0.34mi
2393 Highbanks Ct The Villages, FL	3.0	2.0	1522	$2,800	$1.84	22d	1	0.35mi
8061 Patagonia Dr Wildwood, FL	3.0	2.0	1855	$2,585	$1.39	22d	1	0.37mi
5255 Inglewood Dr Wildwood, FL	3.0	2.0	1638	$2,410	$1.47	22d	1	0.37mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	22d	29	0.38mi
8073 Patagonia Dr Wildwood, FL	3.0	3.0	1638	$2,645	$1.61	22d	1	0.39mi
2192 Quinn Ln The Villages, FL	3.0	2.0	1611	$5,600	$3.48	22d	1	0.40mi
5234 Inglewood Dr Wildwood, FL	3.0	3.0	1693	$2,475	$1.46	22d	1	0.42mi
5192 Hartwood Loop Wildwood, FL	3.0	2.0	1572	$2,590	$1.65	22d	1	0.42mi
5222 Inglewood Dr Wildwood, FL	3.0	3.0	1693	$2,455	$1.45	22d	1	0.44mi
4980 Red Maple Ln Unit B1 Wildwood, FL	2.0	2.0	1095	$1,884	$1.72	22d	1	0.45mi
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	22d	1	0.45mi
8168 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,754	$1.33	22d	1	0.50mi
2280 Biscayne Ave The Villages, FL	3.0	2.0	1400	$4,000	$2.86	22d	1	0.52mi
8118 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,704	$1.29	22d	1	0.54mi
8128 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,699	$1.29	22d	1	0.54mi
2272 Vassar Ln The Villages, FL	3.0	2.0	1416	$2,500	$1.77	22d	1	0.55mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	22d	1	0.76mi
3064 Gulfport Ct The Villages, FL	2.0	2.0	1602	$2,800	$1.75	22d	1	0.82mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	22d	22	0.91mi
706 Stanley Ave Wildwood, FL	3.0	2.0	1611	$2,300	$1.43	22d	1	1.19mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	22d	1	1.43mi

HOA detail

• Monthly dues: $138 · $1,656/yr

Listing history 24 events

1. 2026-06-13
   status $258,000 Pending 86 DOM
2. 2026-06-10
   days on market $258,000 Active 86 DOM
3. 2026-06-09
   days on market $258,000 Active 85 DOM
4. 2026-06-08
   days on market $258,000 Active 84 DOM
5. 2026-06-07
   pricedays on market $258,000 Active 83 DOM
6. 2026-06-02
   days on market $262,000 Active 78 DOM
7. 2026-06-01
   days on market $262,000 Active 77 DOM
8. 2026-05-31
   days on market $262,000 Active 76 DOM
9. 2026-05-30
   days on market $262,000 Active 75 DOM
10. 2026-05-15
    price $262,000
11. 2026-04-25
    status Active
12. 2026-04-25
    price $269,000
13. 2026-03-04
    historical $2,200
14. 2026-01-31
    listed $2,200
15. 2026-01-24
    price $272,000
16. 2026-01-06
    listed $283,000 Active
17. 2025-12-03
    historical
18. 2025-10-27
    price $278,000
19. 2025-10-03
    price $289,995
20. 2025-09-25
    price $304,000
21. 2025-08-16
    listed $309,000 Active
22. 2021-08-11
    soldstatus $259,900
23. 2020-07-07
    soldstatus $227,990 25-char remark

    Show marketing remark (25 chars)

    3/2 New Construction Home

24. 2020-07-07
    listed $227,990 25-char remark

    Show marketing remark (25 chars)

    3/2 New Construction Home

ⓘ 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: $6,446 · $537/mo
• Projected year-2 tax: $6,446 · $537/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 · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $29,592
• − Mortgage interest: −$14,452
• − Property taxes: −$6,446
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − HOA: −$1,656
• − Depreciation: −$7,505
• Taxable loss: −$6,491
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $-691/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

+14.9% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $262,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Rental Removed $2,200 STELLARMLS
• 2026-01-31 Listed for Rent $2,200 STELLARMLS
• 2026-01-24 Price Changed $272,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Listed $283,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $278,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $289,995 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $304,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Listed $309,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-11 Sold (Public Records) $259,900 Public Records
• 2020-07-07 Listed $227,990 Stellar MLS as Distributed by MLS Grid
• 2020-07-07 Sold (MLS) $227,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.3%/yr

Latest (2025): $6,446 · +2.3% YoY. Source: county tax records.