6094 Rodriguez Ln · Wildwood, FL 32163

$365,000

2 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 51 Days on market

Built 2021 4,280 sqft lot Est $317k · 15% over $204/mo HOA · 9% of rent

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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
• Schools +5.2/10.0
• Cash flow +5.1/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• ARV discount +0.7/15.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2021 Durham Courtyard Villa in the Village of Citrus Grove. This move-in-ready home offers 2 bedrooms, 2 bathrooms, and a 2-car garage, with vaulted ceilings and an open-concept layout with luxury vinyl flooring throughout the main living areas. The kitchen is thoughtfully designed with a spacious pantry, breakfast bar, gas range, newer stainless-steel appliances, and soft-close cabinetry—perfect for both everyday living and entertaining. The combined living and dining area provides an inviting space for gatherings. The primary suite features a tray ceiling, walk-in closet, and a well-appointed en-suite bath with dual vanities, a linen closet, an

Key facts

• Spacious pantry
• Tray ceiling
• Soft-close cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS PANTRY
• BREAKFAST BAR
• GAS RANGE
• SOFT-CLOSE CABINETRY
• TRAY CEILING

Property features AI

Finance

• Other: No lease restrictions reported
• Financial info: CDD present; Homestead exempt
• HOA & community: Association: The Villages; Monthly association fee approximately $204 (total monthly fees); Annual association fees approximately $2,448; Community features include community mailbox, deed restrictions, golf carts allowed, and tennis courts; Senior community; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public sewer; Water connected; Natural gas connected; Electricity available; Cable available
• Home design: Villa (residential); One story; Northeast-facing
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as a single-level home
• Exterior features: Paved road access; Irrigation equipment; Community pool (association amenity)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Vaulted ceilings
• Laundry & utility: Laundry room; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-837 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (40.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (35.0% below list).
• Recommended offer: $217k (40.5% below list) — sets the bar for cash-flow.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,135 (40.5% 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 51 days. Have you received any prior offers? Is the seller open to a 41% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.83%
• DSCR: 0.56
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $317,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6316 Danielson Loop	0.26mi	3/2.0 (+1)	1,392 (+8%)	1mo	$360,000	$259	69
6084 Guy Ter	0.27mi	2/2.0	1,227 (-5%)	13mo	$267,500	$218	68
493 Kayla Ct	0.28mi	3/2.0 (+1)	1,426 (+10%)	0mo	$338,000	$237	64
463 Kayla Ct	0.33mi	2/2.0	1,203 (-7%)	13mo	$324,999	$270	62
6370 Danielson Loop	0.22mi	3/2.0 (+1)	1,459 (+13%)	1mo	$395,000	$271	62
6223 Atkinson Ln	0.58mi	2/2.0	1,203 (-7%)	2mo	$297,500	$247	60
320 Zingale Ln	0.69mi	2/2.0	1,262 (-2%)	10mo	$325,000	$258	56
6338 Flaxmayer Rd	0.67mi	3/2.0 (+1)	1,361 (+6%)	3mo	$335,000	$246	52
6342 Whittle Ct	0.64mi	3/2.0 (+1)	1,426 (+10%)	1mo	$285,000	$200	47
289 Zingale Ln	0.72mi	3/2.0 (+1)	1,392 (+8%)	5mo	$301,999	$217	44
284 Pelchat Pl	0.72mi	3/2.0 (+1)	1,361 (+6%)	11mo	$319,000	$234	42
6273 Windham Way	0.73mi	3/2.0 (+1)	1,465 (+14%)	3mo	$333,000	$227	36

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: 17.4%
• Equity multiple: 2.42×
• Total profit: $145,630
• Equity at exit: $328,821

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $471,082
• Equity at exit: $709,115

Cash invested: $102,200 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$441 /mo · $5,298/yr
• Insurance: −$152
• HOA: −$204
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-837

Break-even live

Break-even rent $3,432

Max offer price $217,135

Occupancy floor —

Sensitivity live

Price	-10% $-630	-5% $-734	+0% $-837	+5% $-940	+10% $-1,044
Rent	-10% $-1,024	-5% $-931	+0% $-837	+5% $-743	+10% $-650
Rate	-1.0pp $-653	-0.5pp $-744	base $-837	+0.5pp $-932	+1.0pp $-1,028

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 McKnight Loop Unit 1525259P The Villages, FL	3.0	2.0	1442	$1,711	$1.19	0d	1	0.94mi
6551 Mason Pl Unit 1545857P The Villages, FL	3.0	2.0	1593	$4,056	$2.55	18d	1	1.26mi
5806 Winn Way Unit 1525269P Wildwood, FL	3.0	2.0	1550	$1,770	$1.14	22d	1	1.29mi
6743 Mary Loop The Villages, FL	3.0	2.0	1392	$2,500	$1.80	25d	1	1.31mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	22d	1	1.48mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: gas

Listing history 17 events

1. 2026-06-22
   days on market $365,000 Active 51 DOM
2. 2026-06-19
   days on market $365,000 Active 49 DOM
3. 2026-06-18
   days on market $365,000 Active 48 DOM
4. 2026-06-17
   days on market $365,000 Active 47 DOM
5. 2026-06-16
   days on market $365,000 Active 46 DOM
6. 2026-06-15
   days on market $365,000 Active 45 DOM
7. 2026-06-14
   days on market $365,000 Active 43 DOM
8. 2026-06-13
   days on market $365,000 Active 42 DOM
9. 2026-06-10
   days on market $365,000 Active 40 DOM
10. 2026-06-09
    days on market $365,000 Active 39 DOM
11. 2026-06-08
    days on market $365,000 Active 38 DOM
12. 2026-06-07
    days on market $365,000 Active 37 DOM
13. 2026-06-02
    days on market $365,000 Active 32 DOM
14. 2026-06-01
    days on market $365,000 Active 31 DOM
15. 2026-05-31
    days on market $365,000 Active 30 DOM
16. 2026-05-30
    days on market $365,000 Active 29 DOM
17. 2026-05-01
    listed $365,000 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: $5,298 · $441/mo
• Projected year-2 tax: $5,298 · $441/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $28,475
• − Mortgage interest: −$20,446
• − Property taxes: −$5,298
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − HOA: −$2,448
• − Depreciation: −$10,618
• Taxable loss: −$16,715
• Est. tax savings @ 24.0%: +$4,012
• After-tax cash flow: $-6,033/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): 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

1 event — show timeline

• 2026-05-01 Listed $365,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+28.8%/yr

Latest (2025): $5,298 · -9.4% YoY. Source: county tax records.