5556 Columbus Cir · Wildwood, FL 34785

$193,200

3 bd · 2.5 ba · 1,680 sqft · Manufactured public records · 60 Days on market

Built 1983 9,333 sqft lot Est $181k · 6% over

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Why this score? — see what drove the B- 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +5.2/10.0
• ARV discount +4.6/15.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS AN INCREDIBLE OPPORTUNITY FOR THE SAVVY BUYER TO PURCHASE THIS WELL MAINTAINED HOME IN QUAINT HEARTY HOST LAKE RESORT WHICH IS IDEALLY LOCATED ACROSS FROM THE VILLAGES AND POPULAR BROWNWOOD PADDOCK SQUARE WHERE YOU CAN ENJOY UNIQUE DINING AND SHOPPING OPTIONS, SPECIAL EVENTS AND LIVE ENTERTAINMENT. 5556 COLUMBUS CIRCLE IS ON A LOT AND A HALF AND BACKS TO A SERENE WOODED AREA. A LARGE, OPEN FLOOR PLAN OFFERS PLENTY OF ROOM FOR ENTERTAINING WITH ATTRACTIVE WOOD LOOK LAMINATE FLOORING THROUGHOUT THE COMMON AREAS AND IN THE PRIMARY SUITE. THE PRIMARY BEDROOM HAS A LARGE WALK-IN CLOSET AND EN SUITE BATHROOM WITH DUAL SINKS, SHOWER STALL AND WHIRLPOOL TUB. THE SECOND AND THIRD BEDROOM ALSO HAVE WALK-IN CLOSETS AND SHARE A HALL BATHROOM. THE OWNERS ADDED ON AN EXTENSIVE ADDITION WITH A LARGE SUNROOM, LAUNDRY AND STORAGE/WORK SPACE (NOT INCLUDED IN STATED SQUARE FOOTAGE). NEW ROOF (2014) AND NEW HVAC (2012). THERE IS NO HOA AND NO MAINTENANCE FEES.

Key facts

• Large family room
• Laundry room
• Florida room

Tags

• REMODELED HOME
• FLORIDA ROOM
• LAUNDRY ROOM
• WORKSHOP
• NEW LAMINATE FLOORING
• LARGE FAMILY ROOM

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Body type: Double Wide; Levels: One; Living area: 1,680 square feet (per public records); Building area total: 2,272 square feet (per public records); Lot size approximately 0.2 acres (29 x 100); Zoning: RES; Homestead: No; CDD: No; Furnished: Negotiable; Lot size category: 0 to less than 1/4 acre
• HOA & community: No association; Senior community

Exterior

• Parking: Covered parking; Driveway; Carport with 2 spaces; Boat parking; Workshop in garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-level (one story); Completed condition; Northeast facing
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built as double wide
• Exterior features: Covered enclosed patio; Patio; Awnings; Florida room; Mature landscaping; Oversized lot; Asphalt/paved road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater; Inside utility; Storage rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $193k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $187k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $54k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.
• Current owner paid $135k; 43% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,404 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.69%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $181,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5146 Cambridge Ct	0.10mi	3/2.0	1,764 (+5%)	10mo	$174,000	$99	77
5453 Williamsburg Ln	0.09mi	2/2.0 (-1)	1,581 (-6%)	4mo	$175,000	$111	76
5229 Hartford Ln	0.16mi	3/2.0	1,456 (-13%)	5mo	$157,000	$108	64
5147 Cambridge Ct	0.12mi	3/2.0	1,488 (-11%)	14mo	$150,000	$101	62
5395 Heritage Blvd	0.16mi	2/2.0 (-1)	1,456 (-13%)	8mo	$189,900	$130	57

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $13,345
• Equity at exit: $28,807

10-year hold

• IRR: 15.6%
• Equity multiple: 2.26×
• Total profit: $67,991
• Equity at exit: $16,704

Cash invested: $54,096 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$1,013
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $707

Break-even live

Break-even rent $1,544

Max offer price $193,200

Occupancy floor 66%

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: $48,300
• Closing costs: $5,796
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	20d	1	0.46mi
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	20d	1	0.82mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	20d	1	0.98mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	20d	44	1.18mi
3359 Brianna Ln The Villages, FL	3.0	2.0	1584	$3,100	$1.96	20d	1	1.29mi
3412 Melissa Ln The Villages, FL	2.0	2.0	1148	$2,200	$1.92	20d	1	1.31mi

Listing history 25 events

1. 2026-06-19
   days on market $193,200 Active 60 DOM
2. 2026-06-18
   days on market $193,200 Active 59 DOM
3. 2026-06-17
   days on market $193,200 Active 58 DOM
4. 2026-06-16
   days on market $193,200 Active 57 DOM
5. 2026-06-15
   days on market $193,200 Active 56 DOM
6. 2026-06-14
   days on market $193,200 Active 54 DOM
7. 2026-06-13
   days on market $193,200 Active 53 DOM
8. 2026-06-10
   days on market $193,200 Active 51 DOM
9. 2026-06-09
   days on market $193,200 Active 50 DOM
10. 2026-06-08
    days on market $193,200 Active 49 DOM
11. 2026-06-07
    days on market $193,200 Active 48 DOM
12. 2026-06-02
    days on market $193,200 Active 43 DOM
13. 2026-06-01
    days on market $193,200 Active 42 DOM
14. 2026-05-31
    days on market $193,200 Active 41 DOM
15. 2026-05-30
    days on market $193,200 Active 40 DOM
16. 2026-04-20
    listed $193,200 Active
17. 2024-09-10
    soldstatus $135,000
18. 2024-08-15
    soldstatus $135,000 Closed 962-char remark

    Show marketing remark (962 chars)

    THIS IS AN INCREDIBLE OPPORTUNITY FOR THE SAVVY BUYER TO PURCHASE THIS WELL MAINTAINED HOME IN QUAINT HEARTY HOST LAKE RESORT WHICH IS IDEALLY LOCATED ACROSS FROM THE VILLAGES AND POPULAR BROWNWOOD PADDOCK SQUARE WHERE YOU CAN ENJOY UNIQUE DINING AND SHOPPING OPTIONS, SPECIAL EVENTS AND LIVE ENTERTAINMENT. 5556 COLUMBUS CIRCLE IS ON A LOT AND A HALF AND BACKS TO A SERENE WOODED AREA. A LARGE, OPEN FLOOR PLAN OFFERS PLENTY OF ROOM FOR ENTERTAINING WITH ATTRACTIVE WOOD LOOK LAMINATE FLOORING THROUGHOUT THE COMMON AREAS AND IN THE PRIMARY SUITE. THE PRIMARY BEDROOM HAS A LARGE WALK-IN CLOSET AND EN SUITE BATHROOM WITH DUAL SINKS, SHOWER STALL AND WHIRLPOOL TUB. THE SECOND AND THIRD BEDROOM ALSO HAVE WALK-IN CLOSETS AND SHARE A HALL BATHROOM. THE OWNERS ADDED ON AN EXTENSIVE ADDITION WITH A LARGE SUNROOM, LAUNDRY AND STORAGE/WORK SPACE (NOT INCLUDED IN STATED SQUARE FOOTAGE). NEW ROOF (2014) AND NEW HVAC (2012). THERE IS NO HOA AND NO MAINTENANCE FEES.

19. 2024-06-29
    status Pending 962-char remark

    Show marketing remark (962 chars)

    THIS IS AN INCREDIBLE OPPORTUNITY FOR THE SAVVY BUYER TO PURCHASE THIS WELL MAINTAINED HOME IN QUAINT HEARTY HOST LAKE RESORT WHICH IS IDEALLY LOCATED ACROSS FROM THE VILLAGES AND POPULAR BROWNWOOD PADDOCK SQUARE WHERE YOU CAN ENJOY UNIQUE DINING AND SHOPPING OPTIONS, SPECIAL EVENTS AND LIVE ENTERTAINMENT. 5556 COLUMBUS CIRCLE IS ON A LOT AND A HALF AND BACKS TO A SERENE WOODED AREA. A LARGE, OPEN FLOOR PLAN OFFERS PLENTY OF ROOM FOR ENTERTAINING WITH ATTRACTIVE WOOD LOOK LAMINATE FLOORING THROUGHOUT THE COMMON AREAS AND IN THE PRIMARY SUITE. THE PRIMARY BEDROOM HAS A LARGE WALK-IN CLOSET AND EN SUITE BATHROOM WITH DUAL SINKS, SHOWER STALL AND WHIRLPOOL TUB. THE SECOND AND THIRD BEDROOM ALSO HAVE WALK-IN CLOSETS AND SHARE A HALL BATHROOM. THE OWNERS ADDED ON AN EXTENSIVE ADDITION WITH A LARGE SUNROOM, LAUNDRY AND STORAGE/WORK SPACE (NOT INCLUDED IN STATED SQUARE FOOTAGE). NEW ROOF (2014) AND NEW HVAC (2012). THERE IS NO HOA AND NO MAINTENANCE FEES.

20. 2024-06-27
    listed $145,000 Active 962-char remark

    Show marketing remark (962 chars)

    THIS IS AN INCREDIBLE OPPORTUNITY FOR THE SAVVY BUYER TO PURCHASE THIS WELL MAINTAINED HOME IN QUAINT HEARTY HOST LAKE RESORT WHICH IS IDEALLY LOCATED ACROSS FROM THE VILLAGES AND POPULAR BROWNWOOD PADDOCK SQUARE WHERE YOU CAN ENJOY UNIQUE DINING AND SHOPPING OPTIONS, SPECIAL EVENTS AND LIVE ENTERTAINMENT. 5556 COLUMBUS CIRCLE IS ON A LOT AND A HALF AND BACKS TO A SERENE WOODED AREA. A LARGE, OPEN FLOOR PLAN OFFERS PLENTY OF ROOM FOR ENTERTAINING WITH ATTRACTIVE WOOD LOOK LAMINATE FLOORING THROUGHOUT THE COMMON AREAS AND IN THE PRIMARY SUITE. THE PRIMARY BEDROOM HAS A LARGE WALK-IN CLOSET AND EN SUITE BATHROOM WITH DUAL SINKS, SHOWER STALL AND WHIRLPOOL TUB. THE SECOND AND THIRD BEDROOM ALSO HAVE WALK-IN CLOSETS AND SHARE A HALL BATHROOM. THE OWNERS ADDED ON AN EXTENSIVE ADDITION WITH A LARGE SUNROOM, LAUNDRY AND STORAGE/WORK SPACE (NOT INCLUDED IN STATED SQUARE FOOTAGE). NEW ROOF (2014) AND NEW HVAC (2012). THERE IS NO HOA AND NO MAINTENANCE FEES.

21. 2006-02-16
    soldstatus $50,000
22. 1996-11-22
    soldstatus $45,000
23. 1995-12-08
    soldstatus $54,400
24. 1987-07-01
    soldstatus $20,000
25. 1982-07-01
    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: $1,518 · $126/mo
• Projected year-2 tax: $1,604 · $134/mo
• Expected delta: +$86/yr (+$7/mo · 5.7%)

ⓘ 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 · 20 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: $29,278
• − Mortgage interest: −$10,822
• − Property taxes: −$1,518
• − Insurance: −$966
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$5,620
• Taxable income: $5,668
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $7,128/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

+286.4% since first listed

10 events — show timeline

• 2026-04-20 Listed $193,200 Stellar MLS as Distributed by MLS Grid
• 2024-09-10 Sold (Public Records) $135,000 Public Records
• 2024-08-15 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-27 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-16 Sold (Public Records) $50,000 Public Records
• 1996-11-22 Sold (Public Records) $45,000 Public Records
• 1995-12-08 Sold (Public Records) $54,400 Public Records
• 1987-07-01 Sold (Public Records) $20,000 Public Records
• 1982-07-01 Sold (Public Records) $50,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,518 · +148.2% YoY. Source: county tax records.