2909 Chimborazo Way · Wildwood, FL 32163

$400,000

3 bd · 2.0 ba · 1,535 sqft · SingleFamily public records · 19 Days on market

Built 2022 5,755 sqft lot Est $344k · 16% over

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Why this score? — see what drove the F 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 +6.9/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• ARV discount +0.2/15.0

Listing remarks

Under contract-accepting backup offers. * * TURNKEY * * LOCATION, LOCATION, LOCATION! * * Nestled in the highly desirable VILLAGE OF RICHMOND, this nearly new 3-bedroom, 2-bath “Sequoia” (Loblolly) model (built in 2022) is just ½ mile from Brownwood Paddock Square — close to shopping, dining, and the New in ‘25 Harry & The Natives Restaurant! This lovely home features classic block-and-stucco construction, a spacious 2-car garage, and a bright, open-concept floor plan connecting the kitchen, dining, and living areas — perfect for entertaining. PROFESSIONALLY DECORATED with modern & stunning furnishings and decor are sure to please and are

Key facts

• 5,755 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Lot size approximately 0.13 acres; Paved road access
• Financial info: Lease restrictions apply
• HOA & community: Community pool; Tennis courts; Dog park; Golf; Golf carts allowed; Irrigation with reclaimed water; Deed restrictions; Association fees include pool; Senior community

Exterior

• Parking: Attached garage with space for 2 cars
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Underground utilities; Sprinkler recycled
• Home design: Single-family residence; One story; Faces south; Residential zoning; Homestead exempt; Located in a CDD
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as SEQUOIA model
• Exterior features: Sliding doors; Sprinkler system (metered)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer and dryer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-613 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (31.2% below list).
• Recommended offer: $275k (31.2% below list) — sets the bar for 1% rule.

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; 6 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 34% 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 $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($394k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,215 (31.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.69% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.57%
• DSCR: 0.71
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $343,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2909 Chimborazo Way	0.00mi	3/2.0	1,535 (0%)	0mo	$400,000	$261	100
4280 Canova Draney Loop	0.57mi	3/2.0	1,519 (-1%)	2mo	$340,000	$224	70
2775 Navy Hill Cir	0.28mi	3/2.0	1,476 (-4%)	13mo	$420,000	$285	70
4371 Shannon Loop	0.48mi	3/2.0	1,557 (+1%)	7mo	$390,000	$250	69
4414 Cameo Cir	0.46mi	3/2.0	1,547 (+1%)	12mo	$339,000	$219	67
4280 Gale Ln	0.53mi	3/2.0	1,440 (-6%)	1mo	$322,000	$224	64
5585 Hancock Dr	0.56mi	3/2.0	1,494 (-3%)	16mo	$200,000	$134	56
5212 Oxford Ct	0.59mi	3/2.0	1,501 (-2%)	17mo	$255,000	$170	55
3233 Rayma Pl	0.62mi	3/2.0	1,496 (-2%)	17mo	$387,000	$259	53
5514 Columbus Cir	0.50mi	2/2.0 (-1)	1,440 (-6%)	22mo	$135,000	$94	43
3234 Miller Stachler St	0.64mi	3/2.0	1,392 (-9%)	21mo	$380,000	$273	37
5598 Hancock Dr	0.54mi	2/2.0 (-1)	1,344 (-12%)	21mo	$152,000	$113	32

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: 19.6%
• Equity multiple: 2.60×
• Total profit: $178,854
• Equity at exit: $360,352

10-year hold

• IRR: 18.0%
• Equity multiple: 5.98×
• Total profit: $557,516
• Equity at exit: $777,112

Cash invested: $112,000 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 269
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,752 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$523 /mo · $6,277/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-613

Break-even live

Break-even rent $3,528

Max offer price $291,683

Occupancy floor —

Sensitivity live

Price	-10% $-387	-5% $-500	+0% $-613	+5% $-726	+10% $-840
Rent	-10% $-831	-5% $-722	+0% $-613	+5% $-504	+10% $-396
Rate	-1.0pp $-412	-0.5pp $-511	base $-613	+0.5pp $-717	+1.0pp $-822

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	23d	1	0.17mi
3359 Brianna Ln The Villages, FL	3.0	2.0	1584	$3,100	$1.96	23d	1	0.80mi
3412 Melissa Ln The Villages, FL	2.0	2.0	1148	$2,200	$1.92	23d	1	0.88mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	23d	1	1.12mi
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	23d	1	1.21mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	23d	44	1.38mi

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-29
   listed $400,000 Active
3. 2025-10-13
   listed $400,000 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: $6,277 · $523/mo
• Projected year-2 tax: $6,277 · $523/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 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: $33,026
• − Mortgage interest: −$22,406
• − Property taxes: −$6,277
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,642
• − Management: −$2,642
• − Depreciation: −$11,636
• Taxable loss: −$14,577
• Est. tax savings @ 24.0%: +$3,499
• After-tax cash flow: $-3,859/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

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Listed $400,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+173.0%/yr

Latest (2025): $6,277 · +1.1% YoY. Source: county tax records.