3181 County Road 521b · Wildwood, FL 34785

$175,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 17 Days on market

Built 2006 6,856 sqft lot $100/mo HOA · 6% of rent

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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).

• Cash flow +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

Key facts

• New kitchen
• Metal roof
• Hvac system

Tags

• NEW KITCHEN
• SCREENED-IN REAR DECK
• METAL ROOF
• HVAC SYSTEM
• COMMUNITY WELL
• SEPTIC MAINTAINED BY HOA

Property features AI

Finance

• Other: Pets allowed (cats and dogs); Lease restrictions: None
• Financial info: Total monthly fees: $100; Total annual fees: $1,200
• HOA & community: Coleman Oaks Homeowners Association, Inc. (monthly fee $100); Association name listed: Tracie Coffey; Association fee requirement: None; Association approval not required

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Well water; Septic tank; Electricity available; Cable available; Water available
• Home design: Manufactured double-wide home; Single-story; Faces northeast; Entry level: One
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built on a 0.16-acre lot
• Exterior features: Deck; Screened porch; Sliding doors; Asphalt road access

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Baseboard heating; Exhaust fan; Central air
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Stone counters; Walk-in closet(s); Living/dining (L Dining)
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% 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: 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; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $69k; list at $175k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $73,728
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2798 NE 34th Rd	0.68mi	2/2.0 (-1)	1,040 (-10%)	1mo	$67,000	$64	46

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-11,055
• Equity at exit: $26,093

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $11,854
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$73
• HOA: −$100
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $276

Break-even live

Break-even rent $1,444

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 24 events

1. 2026-06-09
   status $175,000 Pending 17 DOM
2. 2026-06-08
   days on market $175,000 Active 17 DOM
3. 2026-06-07
   days on market $175,000 Active 16 DOM
4. 2026-06-02
   days on market $175,000 Active 11 DOM
5. 2026-06-01
   days on market $175,000 Active 10 DOM
6. 2026-05-31
   days on market $175,000 Active 9 DOM
7. 2026-05-30
   days on market $175,000 Active 8 DOM
8. 2026-05-22
   listed $175,000 Active
9. 2018-07-11
   soldstatus $69,000
10. 2018-07-03
    soldstatus $69,000 Sold 311-char remark

    Show marketing remark (338 chars)

    A very nice manufactured home in a quiet neighborhood in Coleman, Fl. Very ; near to ''The Villages'' newest property - Fenney. The home features laminate floors through out except master bedroom (carpet) and 3rd bedroom (carpet). Garden tub in master bath. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

11. 2018-07-03
    soldstatus $69,000 338-char remark

    Show marketing remark (338 chars)

    A very nice manufactured home in a quiet neighborhood in Coleman, Fl. Very ; near to ''The Villages'' newest property - Fenney. The home features laminate floors through out except master bedroom (carpet) and 3rd bedroom (carpet). Garden tub in master bath. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

12. 2018-05-04
    status Pending 311-char remark

    Show marketing remark (311 chars)

    A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

13. 2018-04-24
    status Active 311-char remark

    Show marketing remark (311 chars)

    A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

14. 2018-04-14
    status Pending 311-char remark

    Show marketing remark (311 chars)

    A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

15. 2018-03-24
    status Pending 311-char remark

    Show marketing remark (311 chars)

    A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

16. 2018-03-23
    status Pending 311-char remark

    Show marketing remark (311 chars)

    A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

17. 2018-02-25
    status Pending 311-char remark

    Show marketing remark (311 chars)

    A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

18. 2017-12-19
    price $69,000 311-char remark

    Show marketing remark (311 chars)

    A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

19. 2017-11-24
    listed $69,000 338-char remark

    Show marketing remark (338 chars)

    A very nice manufactured home in a quiet neighborhood in Coleman, Fl. Very ; near to ''The Villages'' newest property - Fenney. The home features laminate floors through out except master bedroom (carpet) and 3rd bedroom (carpet). Garden tub in master bath. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

20. 2017-11-07
    price $71,900 311-char remark

    Show marketing remark (311 chars)

    A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

21. 2017-10-05
    listed $74,900 Active 311-char remark

    Show marketing remark (311 chars)

    A very nice manufactured home in a quiet neighhood in Coleman near to The Villages' newest project "Fenney". This home features laminate floors through out. Garden tub in the Master bath. Newer appliances in the kitchen. The Coleman Oaks development is a nice neighborhood with plenty of room to roam.

22. 2016-12-26
    soldstatus $40,000 Sold
23. 2016-10-24
    status Pending
24. 2016-09-30
    listed $43,000 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: $600 · $50/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$852/yr (+$71/mo · 142.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $21,521
• − Mortgage interest: −$9,803
• − Property taxes: −$600
• − Insurance: −$875
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − HOA: −$1,200
• − Depreciation: −$5,091
• Taxable income: $509
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $3,192/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

• 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

+307.0% since first listed

17 events — show timeline

• 2026-05-22 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-11 Sold (Public Records) $69,000 Public Records
• 2018-07-03 Sold (MLS) $69,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-03 Sold (MLS) $69,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-19 Price Changed $69,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-24 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-07 Price Changed $71,900 Stellar MLS as Distributed by MLS Grid
• 2017-10-05 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2016-12-26 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-30 Listed $43,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $600 · +1.8% YoY. Source: county tax records.