2 Grove Trl · Wildwood, FL 34785

$177,500

2 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 61 Days on market

Built 1982 10,800 sqft lot Est $164k · 8% over $361/mo HOA · 22% of rent

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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 +10.5/30.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• ARV discount +3.8/15.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Golden Pond awaits you. Enjoy relaxing on large deck 8 x 26 over looking the pond, or utilize other areas of deck for picnics, fishing or sun bathing. Guest bedroom has sliding glass doors to screened porch (Florida room) 10 x 24. Home is complete with all new energy saving windows and replacement doors. A/C and duct work replaced in 2024, newly replaced hot water tank and refrigerator. Roof recently inspected, documentation can be provided. Extra large storage/workshop/laundry areas. Carport oversized with high roof, could fit boat or RV camper or maybe 4 cars. Relax and enjoy watching Florida wildlife in the spring feed pond with fountain. Continental Country Club is where you own your la

Key facts

• Large deck
• Hot water tank
• Replacement doors

Tags

• LARGE DECK
• SCREENED PORCH
• ENERGY SAVING WINDOWS
• REPLACEMENT DOORS
• HOT WATER TANK
• REFRIGERATOR

Property features AI

Finance

• Other: Association name: Denise
• Financial info: Total annual fees listed: $4,337.04; Lease restrictions apply
• HOA & community: Has HOA (monthly fee required); Monthly HOA: $361.42; Association amenities include cable TV, clubhouse, fitness center, gated community, golf course access, handicap modified facilities, pickleball courts, pool, sauna, shuffleboard, spa/hot tub, storage, tennis courts, and trails; Association fee includes cable TV, internet, and maintenance of grounds; Association approval required; Community features: clubhouse, deed restrictions, dog park, fitness center, golf carts allowed, golf, handicap modified; Senior community; No pets allowed

Exterior

• Parking: Carport with 4 spaces
• Security: Gated community access (appointment required to enter)
• Utilities: Public water; Private sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Residential mobile home (double wide); One story; East-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as double wide mobile home
• Exterior features: Lighting; Rain gutters; Sliding doors; Storage; Pond frontage and pond view; Water access to pond

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Outside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $178k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (6.1% below list).
• Recommended offer: $161k (9.0% below list) — sets the bar for cash-flow.
• 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: 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: Rents rising (+2.9%/yr); 428 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); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 30% 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 61 days — a 6% lower offer ($167k) 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.
• Current owner paid $92k; list at $178k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,491 (9.0% 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 61 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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $163,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 S Bobwhite	0.29mi	2/2.0	1,248 (+1%)	2mo	$123,450	$99	82
46 Seminole Path	0.26mi	2/2.0	1,248 (+1%)	8mo	$171,000	$137	79
14 Golfview Trl	0.20mi	2/2.0	1,152 (-6%)	2mo	$140,000	$122	78
11 S Bobwhite Rd	0.31mi	2/2.0	1,152 (-6%)	1mo	$165,000	$143	74
72 Seminole Path	0.18mi	2/2.0	1,144 (-7%)	7mo	$70,000	$61	74
17 Seminole Path	0.38mi	2/2.0	1,296 (+5%)	0mo	$162,000	$125	73
41 Seminole Path	0.26mi	2/2.0	1,152 (-6%)	10mo	$49,000	$43	69
108 Big Oak Ln	0.37mi	2/2.0	1,344 (+9%)	3mo	$180,000	$134	65
13 Seminole Path	0.38mi	2/2.0	1,352 (+10%)	2mo	$175,000	$129	64
178 Big Oak Ln	0.14mi	2/2.0	1,056 (-14%)	8mo	$162,500	$154	64
22 Big Oak Ln	0.66mi	2/2.0	1,144 (-7%)	5mo	$152,000	$133	53
110 Forest Blvd	0.65mi	2/2.0	1,056 (-14%)	3mo	$220,000	$208	44

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-34,649
• Equity at exit: $26,466

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-38,078
• Equity at exit: $15,347

Cash invested: $49,700 (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: 428
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,667 medium
• Mortgage (P&I): −$931
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$74
• HOA: −$361
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-91

Break-even live

Break-even rent $1,782

Max offer price $161,491

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-40	+0% $-91	+5% $-141	+10% $-191
Rent	-10% $-222	-5% $-156	+0% $-91	+5% $-25	+10% $41
Rate	-1.0pp $-1	-0.5pp $-45	base $-91	+0.5pp $-137	+1.0pp $-183

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	22d	1	0.94mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	22d	1	1.01mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	22d	1	1.46mi

HOA detail

• Monthly dues: $361 · $4,332/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-22
   days on market $177,500 Active 61 DOM
2. 2026-06-19
   days on market $177,500 Active 59 DOM
3. 2026-06-18
   days on market $177,500 Active 58 DOM
4. 2026-06-17
   days on market $177,500 Active 57 DOM
5. 2026-06-16
   days on market $177,500 Active 56 DOM
6. 2026-06-15
   days on market $177,500 Active 55 DOM
7. 2026-06-14
   days on market $177,500 Active 53 DOM
8. 2026-06-13
   days on market $177,500 Active 52 DOM
9. 2026-06-10
   days on market $177,500 Active 50 DOM
10. 2026-06-09
    days on market $177,500 Active 49 DOM
11. 2026-06-08
    days on market $177,500 Active 48 DOM
12. 2026-06-07
    days on market $177,500 Active 47 DOM
13. 2026-06-02
    days on market $177,500 Active 42 DOM
14. 2026-06-01
    days on market $177,500 Active 41 DOM
15. 2026-05-31
    days on market $177,500 Active 40 DOM
16. 2026-05-30
    days on market $177,500 Active 39 DOM
17. 2026-04-21
    listed $177,500 Active
18. 2026-04-19
    historical
19. 2026-03-19
    price $179,900
20. 2026-02-24
    price $199,000
21. 2025-11-28
    listed $208,000 Active
22. 2005-02-02
    soldstatus $92,000
23. 1997-01-14
    soldstatus $58,000

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $1,473 · $123/mo
• Expected delta: +$968/yr (+$81/mo · 191.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $20,009
• − Mortgage interest: −$9,943
• − Property taxes: −$505
• − Insurance: −$888
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − HOA: −$4,332
• − Depreciation: −$5,164
• Taxable loss: −$4,023
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $-122/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

+206.0% since first listed

7 events — show timeline

• 2026-04-21 Listed $177,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Listed $208,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-02 Sold (Public Records) $92,000 Public Records
• 1997-01-14 Sold (Public Records) $58,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $505 · +2.0% YoY. Source: county tax records.