2820 Christopher Ct · Wildwood, FL 32163

$389,000

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 30 Days on market

Built 2020 4,640 sqft lot Est $374k · at est. $190/mo HOA · 7% of rent ↓ 3% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• ARV discount +5.7/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.7/10.0

Listing remarks

Selling totally turn-key with everything in home plus a low mileage Yamaha golf cart! Beautifully furnished home with lots of natural light close to Water Lily Bridge, Hog Eye Trail, Edna's on the Green, 2 golf courses and Publix. Village of DeLuna is perfectly positioned between Brownwood and Eastport. Home features luxury vinyl throughout, large pantry in kitchen, separate guest suite, laundry room, plantation shutters, dual walk in closest in Master and much more! Quiet dead end street with private fully enclosed backyard backing to private land with mature Live Oaks. Room to expand lanai if desired as large concrete pad already in place. Come see for yourself why this home is a step abo

Key facts

• Separate guest suite
• Mature live oaks
• Large concrete pad

Tags

• LOW MILEAGE YAMAHA GOLF CART
• LARGE PANTRY IN KITCHEN
• SEPARATE GUEST SUITE
• MATURE LIVE OAKS
• LARGE CONCRETE PAD

Property features AI

Finance

• Other: No lease restrictions indicated
• Financial info: Total monthly fees $190; Total annual fees $2,280
• HOA & community: Association: The Villages; Association fee $190 monthly; Senior community; Pets allowed

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Sprinkler meter; Water connected
• Home design: Single family residence; One story; Southeast facing
• Construction: Vinyl siding; Shingle roof; Block foundation; Built on a lot of approximately 0.11 acres
• Exterior features: Outdoor grill; Sliding doors; Irrigation equipment; Concrete road access

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Ice maker; Microwave; Range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater; Tankless water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-665 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (30.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (27.9% below list).
• Recommended offer: $271k (30.2% 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; 3 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).
• This rent runs 35% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($383k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,481 (30.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.33%
• DSCR: 0.67
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $373,968
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4788 Rostas Way	0.15mi	3/2.0	1,516 (+2%)	1mo	$500,000	$330	89
4414 Cameo Cir	0.40mi	3/2.0	1,547 (+4%)	12mo	$339,000	$219	64
4371 Shannon Loop	0.60mi	3/2.0	1,557 (+5%)	7mo	$390,000	$250	58
5054 Francis Loop	0.66mi	3/2.0	1,569 (+6%)	7mo	$395,000	$252	54
2505 Drew Cir	0.51mi	3/2.0	1,419 (-4%)	18mo	$385,000	$271	54
5081 Francis Loop	0.70mi	3/2.0	1,569 (+6%)	9mo	$389,900	$249	50
4451 Elijah Loop	0.41mi	2/2.0 (-1)	1,299 (-12%)	12mo	$355,000	$273	45

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: 19.1%
• Equity multiple: 2.56×
• Total profit: $169,651
• Equity at exit: $350,442

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $533,233
• Equity at exit: $755,741

Cash invested: $108,920 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,805 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$489 /mo · $5,871/yr
• Insurance: −$162
• HOA: −$190
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-665

Break-even live

Break-even rent $3,647

Max offer price $271,481

Occupancy floor —

Sensitivity live

Price	-10% $-445	-5% $-555	+0% $-665	+5% $-775	+10% $-885
Rent	-10% $-887	-5% $-776	+0% $-665	+5% $-554	+10% $-444
Rate	-1.0pp $-469	-0.5pp $-566	base $-665	+0.5pp $-766	+1.0pp $-869

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	22d	1	1.01mi
3359 Brianna Ln The Villages, FL	3.0	2.0	1584	$3,100	$1.96	22d	1	1.14mi
3412 Melissa Ln The Villages, FL	2.0	2.0	1148	$2,200	$1.92	22d	1	1.35mi

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: water

Listing history 3 events

1. 2026-05-20
   price $389,000
2. 2026-05-07
   price $395,000
3. 2026-04-27
   listed $399,900 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: $5,871 · $489/mo
• Projected year-2 tax: $5,871 · $489/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $33,661
• − Mortgage interest: −$21,790
• − Property taxes: −$5,871
• − Insurance: −$1,945
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − HOA: −$2,280
• − Depreciation: −$11,316
• Taxable loss: −$14,927
• Est. tax savings @ 24.0%: +$3,582
• After-tax cash flow: $-4,401/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

-2.7% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $389,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $395,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $399,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+23.9%/yr

Latest (2025): $5,871 · +3.3% YoY. Source: county tax records.