5719 Spartina Ter · Wildwood, FL 32163

$279,000

2 bd · 2.0 ba · 1,258 sqft · SingleFamily public records · 92 Days on market

Built 2018 3,707 sqft lot Est $299k · 7% under $204/mo HOA · 6% of rent ↓ 3% since listing

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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 +21.9/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +6.8/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover this well-maintained 2-bedroom, 2-bath Patio Villa ideally located in the heart of The Villages. Featuring vaulted ceilings with a modern knock-down finish (no popcorn), this home offers a bright, open layout designed for comfortable everyday living and easy entertaining. The kitchen is equipped with newer appliances and flows seamlessly into the main living area, while the inside laundry adds convenience. A versatile flex room provides additional space perfect for a home office, hobby area, or guest overflow. Major updates include a 2018 roof and 2018 HVAC—giving buyers confidence that the big-ticket items are already taken care of. Enjoy added privacy with no homes directly

Key facts

• Bright open layout
• Newer appliances
• Flex room

Tags

• VAULTED CEILINGS
• MODERN KNOCK-DOWN FINISH
• BRIGHT OPEN LAYOUT
• NEWER APPLIANCES
• INSIDE LAUNDRY
• FLEX ROOM

Property features AI

Finance

• Other: Property type: Residential villa; Lot size about 0.09 acre; Living area about 1,258; Building area total about 1,627; Unfurnished
• Financial info: CDD applicable
• HOA & community: Monthly HOA fee approximately $204 (total monthly fees); Annual HOA/association fees approximately $2,448; Community features include dog park and golf; Senior community; Cats and dogs allowed

Exterior

• Parking: Attached garage (1 car)
• Security: Golf carts allowed (community guideline)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential villa; One story; Faces west
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built with approximately 1,627 total building area
• Exterior features: Paved road access; Irrigation equipment; Deed-restricted community

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Washer; Dryer; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $254k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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 41% 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $253,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $299,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5690 Craft Ct	0.08mi	2/2.0	1,314 (+4%)	0mo	$310,000	$236	89
2443 Dooley St	0.11mi	2/2.0	1,146 (-9%)	2mo	$320,000	$279	78
2306 Sheehan St	0.36mi	2/2.0	1,227 (-2%)	5mo	$272,000	$222	74
5705 Craft Ct	0.05mi	3/2.0 (+1)	1,426 (+13%)	0mo	$280,000	$196	70
5627 Van Winkle Ter	0.34mi	2/2.0	1,227 (-2%)	16mo	$290,000	$236	67
2466 Soper St	0.46mi	2/2.0	1,148 (-9%)	1mo	$273,000	$238	63
5859 Tupelo Ter	0.35mi	3/2.0 (+1)	1,409 (+12%)	1mo	$342,000	$243	58
2434 Soper St	0.47mi	2/2.0	1,192 (-5%)	15mo	$304,000	$255	57
5415 Zajac Ave	0.57mi	2/2.0	1,295 (+3%)	15mo	$285,000	$220	56
2378 Hill St	0.64mi	2/2.0	1,159 (-8%)	6mo	$299,000	$258	52
5829 Tupelo Ter	0.31mi	3/2.0 (+1)	1,409 (+12%)	11mo	$355,000	$252	52
2142 Weber Ct	0.64mi	2/2.0	1,148 (-9%)	7mo	$255,000	$222	50

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: 29.2%
• Equity multiple: 3.31×
• Total profit: $180,243
• Equity at exit: $251,345

10-year hold

• IRR: 25.4%
• Equity multiple: 7.52×
• Total profit: $509,065
• Equity at exit: $542,036

Cash invested: $78,120 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,289 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$373 /mo · $4,481/yr
• Insurance: −$116
• HOA: −$204
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $441

Break-even live

Break-even rent $2,730

Max offer price $279,000

Occupancy floor 82%

Sensitivity live

Price	-10% $599	-5% $520	+0% $441	+5% $362	+10% $283
Rent	-10% $181	-5% $311	+0% $441	+5% $571	+10% $701
Rate	-1.0pp $582	-0.5pp $512	base $441	+0.5pp $369	+1.0pp $295

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Woods Way The Villages, FL	3.0	2.0	1419	$2,900	$2.04	23d	1	0.22mi
5828 Tupelo Ter Unit Posted to Internet Wildwood, FL	2.0	2.0	1147	$4,500	$3.92	23d	1	0.28mi
1750 Debellis Ln Unit Posted To Internet Sumterville, FL	3.0	2.0	1505	$4,250	$2.82	23d	1	1.47mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 20 events

1. 2026-06-22
   days on market $279,000 Active 92 DOM
2. 2026-06-19
   days on market $279,000 Active 90 DOM
3. 2026-06-18
   days on market $279,000 Active 89 DOM
4. 2026-06-17
   days on market $279,000 Active 88 DOM
5. 2026-06-16
   days on market $279,000 Active 87 DOM
6. 2026-06-15
   days on market $279,000 Active 86 DOM
7. 2026-06-14
   days on market $279,000 Active 84 DOM
8. 2026-06-13
   days on market $279,000 Active 83 DOM
9. 2026-06-10
   days on market $279,000 Active 81 DOM
10. 2026-06-09
    days on market $279,000 Active 80 DOM
11. 2026-06-08
    days on market $279,000 Active 79 DOM
12. 2026-06-07
    days on market $279,000 Active 78 DOM
13. 2026-06-02
    days on market $279,000 Active 73 DOM
14. 2026-06-01
    days on market $279,000 Active 72 DOM
15. 2026-05-31
    days on market $279,000 Active 71 DOM
16. 2026-05-30
    days on market $279,000 Active 70 DOM
17. 2026-03-21
    listed $279,000 Active
18. 2025-12-31
    historical
19. 2025-10-02
    price $288,000
20. 2025-06-13
    listed $289,000 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: $4,481 · $373/mo
• Projected year-2 tax: $4,481 · $373/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 · 23 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: $39,463
• − Mortgage interest: −$15,628
• − Property taxes: −$4,481
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,157
• − Management: −$3,157
• − HOA: −$2,448
• − Depreciation: −$8,116
• Taxable income: $1,080
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $5,035/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

-3.5% since first listed

4 events — show timeline

• 2026-03-21 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $288,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-13 Listed $289,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.8%/yr

Latest (2025): $4,481 · +2.5% YoY. Source: county tax records.