115 N Saint Clair St · Wildwood, FL 34785

$309,000

3 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 2 Days on market

Built 2022 6,749 sqft lot Est $289k · 7% over

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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 +11.1/30.0
• Schools +5.2/10.0
• ARV discount +4.3/15.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Under Construction. Builder offering buyers financial assistance toward closing costs , New Home Under Construction. 3-bedroom 2-bath, block and stucco, energy efficient home. Come and enjoy living near The Villages with many shopping and dining amenities. The home has a spacious great room with cathedral ceilings, open to the Kitchen featuring Wood Cabinets with Granite counter tops. Master Bath has Dual Sinks with a Walk-in Shower and Granite counter tops. Large 2 car garage. Our Builders Package Stucco Painted finishes, Low E-Windows. Aluminum Soffits, 15 Seer Energy Efficient Heat Pump, Copper Wiring, 30- year Architectural Shingles, with Builders Warranty included. Enjoy this lovely home site, with serene surroundings and no HOA. ( One or more photos have been digitally staged )

Key facts

• 6,749 sq ft lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (25.3% below list).
• Recommended offer: $231k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 28 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 42% 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 $9k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $225k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,871 (25.3% 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. 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: 0.75% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $288,695
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Mission Dr	0.30mi	3/2.0	1,569 (-2%)	2mo	$190,000	$121	82
710 Barwick St	0.20mi	3/2.0	1,593 (-0%)	11mo	$325,000	$204	81
966 Barwick St	0.10mi	3/2.0	1,511 (-5%)	16mo	$300,000	$199	73
706 Stanley Ave	0.53mi	3/2.0	1,611 (+1%)	4mo	$291,000	$181	71
503 Gray Ave	0.31mi	3/2.0	1,665 (+4%)	10mo	$115,000	$69	70
116 Woodlane Ave	0.31mi	3/2.0	1,724 (+8%)	13mo	$240,000	$139	61
708 Stanley Ave	0.54mi	3/2.0	1,611 (+1%)	20mo	$308,000	$191	56
808 Crestview Cir E	0.54mi	2/2.0 (-1)	1,639 (+3%)	17mo	$383,000	$234	51
502 Gray Ave	0.29mi	4/1.0 (+1)	1,362 (-15%)	3mo	$226,000	$166	51
2594 Jupiter Way	0.70mi	3/2.0	1,598 (+0%)	23mo	$410,000	$257	48
604 Lee St	0.53mi	3/2.0	1,386 (-13%)	17mo	$250,000	$180	39
616 Stanley Ave	0.49mi	3/1.0	1,356 (-15%)	22mo	$175,000	$129	29

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-58,574
• Equity at exit: $46,073

10-year hold

• IRR: -12.5%
• Equity multiple: 0.27×
• Total profit: $-63,147
• Equity at exit: $26,717

Cash invested: $86,520 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$201 /mo · $2,418/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-127

Break-even live

Break-even rent $2,469

Max offer price $286,601

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-39	+0% $-127	+5% $-214	+10% $-302
Rent	-10% $-309	-5% $-218	+0% $-127	+5% $-36	+10% $56
Rate	-1.0pp $29	-0.5pp $-48	base $-127	+0.5pp $-207	+1.0pp $-288

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Stanley Ave Wildwood, FL	3.0	2.0	1611	$2,300	$1.43	21d	1	0.54mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	21d	22	0.54mi
208 Mason St Wildwood, FL	2.0–3.0	1.0–2.0	2250	$1,975	$0.88	21d	2	0.57mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	21d	44	0.63mi
5901 Myrtle DR Wildwood, FL	1.0–2.0	1.0–2.0	982	$2,009	$2.05	21d	11	0.68mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	21d	29	0.76mi
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	21d	1	0.82mi
4980 Red Maple Ln Unit B1 Wildwood, FL	2.0	2.0	1095	$1,884	$1.72	21d	1	0.82mi
5267 Dragonfly Dr Wildwood, FL	3.0	2.5	1688	$1,945	$1.15	21d	1	0.84mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	21d	1	0.88mi
3064 Gulfport Ct The Villages, FL	2.0	2.0	1602	$2,800	$1.75	21d	1	0.93mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	21d	1	0.95mi
5339 Loblolly Ln Wildwood, FL	3.0	2.5	1688	$2,000	$1.18	21d	1	0.99mi
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	21d	1	1.11mi
8118 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,704	$1.29	21d	1	1.20mi
8061 Patagonia Dr Wildwood, FL	3.0	2.0	1855	$2,585	$1.39	21d	1	1.20mi
8073 Patagonia Dr Wildwood, FL	3.0	3.0	1638	$2,645	$1.61	21d	1	1.21mi
8128 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,699	$1.29	21d	1	1.22mi
8062 Rexwood Rd Wildwood, FL	3.0	3.0	1638	$2,345	$1.43	21d	1	1.25mi
8168 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,754	$1.33	21d	1	1.25mi
5222 Inglewood Dr Wildwood, FL	3.0	3.0	1693	$2,455	$1.45	21d	1	1.27mi
5234 Inglewood Dr Wildwood, FL	3.0	3.0	1693	$2,475	$1.46	21d	1	1.27mi
5255 Inglewood Dr Wildwood, FL	3.0	2.0	1638	$2,410	$1.47	21d	1	1.27mi
5192 Hartwood Loop Wildwood, FL	3.0	2.0	1572	$2,590	$1.65	21d	1	1.32mi
2393 Carriage Hill Way The Villages, FL	3.0	2.0	1631	$4,300	$2.64	21d	1	1.37mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,384	$2.20	21d	28	1.38mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	21d	1	1.41mi
2393 Highbanks Ct The Villages, FL	3.0	2.0	1522	$2,800	$1.84	21d	1	1.46mi

Listing history 7 events

1. 2026-04-03
   status Pending
2. 2026-04-01
   listed $309,000 Active
3. 2022-03-04
   soldstatus $224,800 Closed 844-char remark

   Show marketing remark (844 chars)

   One or more photo(s) has been virtually staged. Under Construction. Builder offering buyers financial assistance toward closing costs , New Home Under Construction. 3-bedroom 2-bath, block and stucco, energy efficient home. Come and enjoy living near The Villages with many shopping and dining amenities. The home has a spacious great room with cathedral ceilings, open to the Kitchen featuring Wood Cabinets with Granite counter tops. Master Bath has Dual Sinks with a Walk-in Shower and Granite counter tops. Large 2 car garage. Our Builders Package Stucco Painted finishes, Low E-Windows. Aluminum Soffits, 15 Seer Energy Efficient Heat Pump, Copper Wiring, 30- year Architectural Shingles, with Builders Warranty included. Enjoy this lovely home site, with serene surroundings and no HOA. ( One or more photos have been digitally staged )

4. 2021-04-01
   status Pending 844-char remark

   Show marketing remark (844 chars)

   One or more photo(s) has been virtually staged. Under Construction. Builder offering buyers financial assistance toward closing costs , New Home Under Construction. 3-bedroom 2-bath, block and stucco, energy efficient home. Come and enjoy living near The Villages with many shopping and dining amenities. The home has a spacious great room with cathedral ceilings, open to the Kitchen featuring Wood Cabinets with Granite counter tops. Master Bath has Dual Sinks with a Walk-in Shower and Granite counter tops. Large 2 car garage. Our Builders Package Stucco Painted finishes, Low E-Windows. Aluminum Soffits, 15 Seer Energy Efficient Heat Pump, Copper Wiring, 30- year Architectural Shingles, with Builders Warranty included. Enjoy this lovely home site, with serene surroundings and no HOA. ( One or more photos have been digitally staged )

5. 2021-02-09
   status Pending 844-char remark

   Show marketing remark (844 chars)

   One or more photo(s) has been virtually staged. Under Construction. Builder offering buyers financial assistance toward closing costs , New Home Under Construction. 3-bedroom 2-bath, block and stucco, energy efficient home. Come and enjoy living near The Villages with many shopping and dining amenities. The home has a spacious great room with cathedral ceilings, open to the Kitchen featuring Wood Cabinets with Granite counter tops. Master Bath has Dual Sinks with a Walk-in Shower and Granite counter tops. Large 2 car garage. Our Builders Package Stucco Painted finishes, Low E-Windows. Aluminum Soffits, 15 Seer Energy Efficient Heat Pump, Copper Wiring, 30- year Architectural Shingles, with Builders Warranty included. Enjoy this lovely home site, with serene surroundings and no HOA. ( One or more photos have been digitally staged )

6. 2020-11-03
   price $224,800 844-char remark

   Show marketing remark (844 chars)

   One or more photo(s) has been virtually staged. Under Construction. Builder offering buyers financial assistance toward closing costs , New Home Under Construction. 3-bedroom 2-bath, block and stucco, energy efficient home. Come and enjoy living near The Villages with many shopping and dining amenities. The home has a spacious great room with cathedral ceilings, open to the Kitchen featuring Wood Cabinets with Granite counter tops. Master Bath has Dual Sinks with a Walk-in Shower and Granite counter tops. Large 2 car garage. Our Builders Package Stucco Painted finishes, Low E-Windows. Aluminum Soffits, 15 Seer Energy Efficient Heat Pump, Copper Wiring, 30- year Architectural Shingles, with Builders Warranty included. Enjoy this lovely home site, with serene surroundings and no HOA. ( One or more photos have been digitally staged )

7. 2020-08-20
   listed $224,900 Active 844-char remark

   Show marketing remark (844 chars)

   One or more photo(s) has been virtually staged. Under Construction. Builder offering buyers financial assistance toward closing costs , New Home Under Construction. 3-bedroom 2-bath, block and stucco, energy efficient home. Come and enjoy living near The Villages with many shopping and dining amenities. The home has a spacious great room with cathedral ceilings, open to the Kitchen featuring Wood Cabinets with Granite counter tops. Master Bath has Dual Sinks with a Walk-in Shower and Granite counter tops. Large 2 car garage. Our Builders Package Stucco Painted finishes, Low E-Windows. Aluminum Soffits, 15 Seer Energy Efficient Heat Pump, Copper Wiring, 30- year Architectural Shingles, with Builders Warranty included. Enjoy this lovely home site, with serene surroundings and no HOA. ( One or more photos have been digitally staged )

ⓘ 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: $2,418 · $201/mo
• Projected year-2 tax: $2,565 · $214/mo
• Expected delta: +$147/yr (+$12/mo · 6.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 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: $27,705
• − Mortgage interest: −$17,309
• − Property taxes: −$2,418
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − Depreciation: −$8,989
• Taxable loss: −$6,989
• Est. tax savings @ 24.0%: +$1,677
• After-tax cash flow: $156/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

+37.4% since first listed

7 events — show timeline

• 2026-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $309,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-04 Sold (MLS) $224,800 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-03 Price Changed $224,800 Stellar MLS as Distributed by MLS Grid
• 2020-08-20 Listed $224,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+29.9%/yr

Latest (2025): $2,418 · +2.1% YoY. Source: county tax records.