6342 Whittle Ct · Wildwood, FL 32163

$295,000

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 66 Days on market

Built 2021 3,520 sqft lot Est $351k · 16% under $204/mo HOA · 8% of rent ↓ 5% since listing

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Why this score? — see what drove the C 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).

• ARV discount +14.7/15.0
• Cash flow +10.8/30.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. > DON'T MISS this Fabulous RARE FIND 3-Bedroom 2-Bath built in 2021 | EMERALD VILLA 1426 sq ft with a GARAGE + A GOLF CART GARAGE —LOW BOND BALANCE OF $17K. Tucked away in the beautiful Village of CITRUS GROVE, one of the most sought-after neighborhoods in all of The Villages! JUST MINUTES to SAWGRASS GROVE, EASTPORT (including the new Super Walmart), EZELL RECREATION CENTER, BROWNWOOD SQUARE, dining, banking, medical, and more—everything you need, right at your fingertips. Built in 2021, this nearly NEW home delivers low-maintenance luxury, contemporary finishes, and the peace of mind you’re looking for. Step inside to an inviti

Key facts

• Vinyl flooring
• 2 bidets
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• HIGH VAULTED CEILINGS
• VINYL FLOORING
• UPGRADED LIGHT FIXTURES
• 2 BIDETS
• INSULATED GARAGE DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (8.9% below list).
• Recommended offer: $269k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 265 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 33% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $268,818 (8.9% 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 66 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $350,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6342 Whittle Ct	0.00mi	3/2.0	1,426 (0%)	1mo	$285,000	$200	99
6338 Flaxmayer Rd	0.04mi	3/2.0	1,361 (-5%)	3mo	$335,000	$246	88
289 Zingale Ln	0.10mi	3/2.0	1,392 (-2%)	5mo	$301,999	$217	87
6273 Windham Way	0.20mi	3/2.0	1,465 (+3%)	3mo	$333,000	$227	83
284 Pelchat Pl	0.12mi	3/2.0	1,361 (-5%)	11mo	$319,000	$234	78
493 Kayla Ct	0.54mi	3/2.0	1,426 (0%)	0mo	$338,000	$237	75
6222 Dingman Way	0.16mi	3/2.0	1,524 (+7%)	8mo	$530,000	$348	75
6370 Danielson Loop	0.44mi	3/2.0	1,459 (+2%)	1mo	$395,000	$271	75
6316 Danielson Loop	0.53mi	3/2.0	1,392 (-2%)	0mo	$360,000	$259	71
320 Zingale Ln	0.06mi	2/2.0 (-1)	1,262 (-12%)	10mo	$325,000	$258	65
578 Kaolin Path	0.68mi	3/2.0	1,484 (+4%)	6mo	$383,000	$258	56
5978 Conley Ct	0.68mi	3/2.0	1,527 (+7%)	12mo	$360,000	$236	47

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: 22.9%
• Equity multiple: 2.84×
• Total profit: $152,216
• Equity at exit: $265,759

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $455,384
• Equity at exit: $573,120

Cash invested: $82,600 (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: 265
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$385 /mo · $4,622/yr
• Insurance: −$123
• HOA: −$204
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-135

Break-even live

Break-even rent $2,860

Max offer price $271,078

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-52	+0% $-135	+5% $-219	+10% $-302
Rent	-10% $-348	-5% $-242	+0% $-135	+5% $-29	+10% $77
Rate	-1.0pp $13	-0.5pp $-60	base $-135	+0.5pp $-212	+1.0pp $-290

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 McKnight Loop Unit 1525259P The Villages, FL	3.0	2.0	1442	$1,818	$1.26	16d	1	0.31mi
6551 Mason Pl Unit 1545857P The Villages, FL	3.0	2.0	1593	$4,056	$2.55	17d	1	0.62mi
6743 Mary Loop The Villages, FL	3.0	2.0	1392	$2,500	$1.80	25d	1	0.70mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 15 events

1. 2026-04-26
   status Pending
2. 2026-04-13
   price $295,000
3. 2026-03-06
   price $299,000
4. 2026-02-26
   price $305,000
5. 2026-02-20
   price $310,000
6. 2026-02-19
   listed $315,000 Active
7. 2026-02-12
   historical
8. 2026-02-06
   price $316,000
9. 2026-01-15
   status Active
10. 2025-07-07
    price $318,000
11. 2025-06-12
    listed $314,000 Active
12. 2025-05-30
    historical
13. 2025-05-05
    price $324,000
14. 2025-04-13
    listed $329,000 Active
15. 2023-04-25
    soldstatus $309,000

ⓘ 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: $4,622 · $385/mo
• Projected year-2 tax: $4,622 · $385/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 · 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: $32,258
• − Mortgage interest: −$16,525
• − Property taxes: −$4,622
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − HOA: −$2,448
• − Depreciation: −$8,582
• Taxable loss: −$6,554
• Est. tax savings @ 24.0%: +$1,573
• After-tax cash flow: $-52/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

-4.5% since first listed

15 events — show timeline

• 2026-04-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $316,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $318,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Listed $314,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $324,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-13 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-25 Sold (Public Records) $309,000 Public Records

Property tax history

+32.4%/yr

Latest (2025): $4,622 · -0.6% YoY. Source: county tax records.