12406 NE 50th Vw · Wildwood, FL 34484

$269,000

4 bd · 3.5 ba · 2,096 sqft · SingleFamily public records · 269 Days on market

Built 2009 3,800 sqft lot Est $419k · 36% under $80/mo HOA · 3% 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Schools +5.2/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the desirable Villages of Parkwood, a gated community offering resort-style amenities including a clubhouse, fitness room, and outdoor pool. This spacious 4-bedroom, 3.5-bath home blends comfort, convenience, and lifestyle. Just minutes from Hwy 301 and CR 466, you’ll enjoy quick access to shopping, dining, medical facilities, and The Villages Charter Schools. Built with durable concrete block and stucco construction, this home offers lasting value and peace of mind. Inside, a thoughtful floor plan is enhanced by tranquil greenspace views behind the property, providing a serene backdrop while still being part of a vibrant neighborhood. The first floor features easy-to-maint

Key facts

• Gated community
• Outdoor pool
• Clubhouse

Tags

• GATED COMMUNITY
• RESORT STYLE AMENITIES
• CLUBHOUSE
• FITNESS ROOM
• OUTDOOR POOL
• QUICK ACCESS TO SHOPPING

Property features AI

Finance

• Other: No lease restrictions indicated; Homestead exemption present
• Financial info: Total monthly fees $80; total annual fees $960
• HOA & community: HOA: Couture Properties LLC (monthly fee $80); Association fee covers pool and structure maintenance; Community clubhouse, fitness center, playground and pool; Golf carts allowed; Deed-restricted community; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence; Two stories; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built with public records living area of 2,096 sq ft (building area 2,229 sq ft)
• Exterior features: Sliding doors; Irrigation equipment

Interior

• Kitchen: Convection oven; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full baths; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (14.9% below list).
• Recommended offer: $229k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 160 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 269 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask has dropped $46k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $224k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $228,803 (14.9% 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 269 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $419,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12160 NE 51st Cir	0.22mi	4/2.0	2,101 (+0%)	2mo	$460,000	$219	82
12313 NE 48th Loop	0.17mi	4/3.5	1,984 (-5%)	11mo	$300,000	$151	74
12312 NE 48th Loop	0.19mi	4/3.5	1,912 (-9%)	3mo	$289,900	$152	74
12624 NE 49th Dr	0.33mi	4/3.0	2,191 (+4%)	3mo	$415,000	$189	73
4790 NE 125th Loop	0.36mi	4/3.0	2,191 (+4%)	3mo	$449,900	$205	71
12584 NE 49th Dr	0.23mi	3/2.0 (-1)	2,061 (-2%)	9mo	$515,000	$250	68
4951 NE 125th Loop	0.16mi	3/2.0 (-1)	1,900 (-9%)	6mo	$468,500	$247	61
5008 NE 125th Loop	0.19mi	4/2.0	1,796 (-14%)	2mo	$335,000	$187	59
12185 NE 51st Cir	0.31mi	3/2.0 (-1)	1,889 (-10%)	5mo	$310,000	$164	54
4727 NE 125th Loop	0.39mi	3/6.5 (-1)	2,064 (-2%)	11mo	$630,000	$305	53
4791 NE 125th Loop	0.38mi	4/2.0	1,796 (-14%)	1mo	$360,000	$200	51
3550 Auburndale Ave	0.51mi	3/2.0 (-1)	2,022 (-4%)	10mo	$330,000	$163	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-49,011
• Equity at exit: $40,109

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-49,504
• Equity at exit: $23,258

Cash invested: $75,320 (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 34484

• Home prices YoY: -31.3%
• Active inventory: 160
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$291 /mo · $3,489/yr
• Insurance: −$112
• HOA: −$80
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-86

Break-even live

Break-even rent $2,397

Max offer price $253,809

Occupancy floor 99%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12362 NE 50th Vw Oxford, FL	4.0	4.0	1929	$2,300	$1.19	20d	1	0.12mi
12580 NE 49th Dr Oxford, FL	3.0	2.0	1940	$2,400	$1.24	20d	1	0.19mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	20d	1	0.23mi
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	20d	1	1.12mi
424 Bowman Ter The Villages, FL	3.0	2.0	2000	$5,400	$2.70	20d	1	1.24mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: poolsecurity

Listing history 47 events

1. 2026-06-19
   days on market $269,000 Active 269 DOM
2. 2026-06-18
   days on market $269,000 Active 268 DOM
3. 2026-06-17
   days on market $269,000 Active 267 DOM
4. 2026-06-16
   days on market $269,000 Active 266 DOM
5. 2026-06-15
   days on market $269,000 Active 265 DOM
6. 2026-06-14
   days on market $269,000 Active 263 DOM
7. 2026-06-13
   days on market $269,000 Active 262 DOM
8. 2026-06-10
   days on market $269,000 Active 260 DOM
9. 2026-06-09
   days on market $269,000 Active 259 DOM
10. 2026-06-08
    days on market $269,000 Active 258 DOM
11. 2026-06-07
    pricedays on market $269,000 Active 257 DOM
12. 2026-05-31
    days on market $277,500 Active 256 DOM
13. 2026-05-30
    days on market $277,500 Active 255 DOM
14. 2026-05-01
    status Active
15. 2026-05-01
    price $277,500
16. 2026-04-30
    historical
17. 2026-04-02
    price $280,000
18. 2026-03-13
    status Active
19. 2026-02-28
    historical
20. 2025-11-25
    price $285,000
21. 2025-10-09
    price $300,000
22. 2025-09-03
    listed $315,000 Active
23. 2025-05-14
    price $299,000
24. 2025-05-14
    historical
25. 2025-05-08
    price $298,800
26. 2025-04-13
    price $298,900
27. 2025-03-19
    price $299,000
28. 2025-02-15
    price $318,900
29. 2024-12-18
    price $319,000
30. 2024-09-21
    listed $325,000 Active
31. 2023-10-06
    historical
32. 2023-04-06
    listed $395,000 Active
33. 2020-09-18
    soldstatus $223,500 Sold
34. 2020-08-16
    status Pending
35. 2020-07-23
    listed $229,000 Active
36. 2019-06-20
    status Pending
37. 2019-06-20
    historical
38. 2019-06-11
    status Active
39. 2019-06-06
    status Pending
40. 2019-05-08
    listed $224,900 Active
41. 2015-07-17
    historical
42. 2015-06-23
    status Active
43. 2015-06-20
    historical
44. 2015-05-17
    price $245,000
45. 2015-05-12
    price $254,900
46. 2015-05-12
    price $250,000
47. 2015-04-03
    listed $259,900 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: $3,489 · $291/mo
• Projected year-2 tax: $3,489 · $291/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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,456
• − Mortgage interest: −$15,068
• − Property taxes: −$3,489
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$960
• − Depreciation: −$7,825
• Taxable loss: −$5,625
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $318/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): 5,050
• Household income: $92,582
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 149.0

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 (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 2%
• Foreign-born: 4% · Canada, Philippines, Jamaica
• Languages at home: 95% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -86.11%
• Current HPI: 189.0678
• 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

+6.8% since first listed

34 events — show timeline

• 2026-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $277,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Price Changed $298,800 Stellar MLS as Distributed by MLS Grid
• 2025-04-13 Price Changed $298,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-19 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $318,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-18 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-21 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-06 Listed $395,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-18 Sold (MLS) $223,500 Stellar MLS as Distributed by MLS Grid
• 2020-08-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-23 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-06-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-06-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-06-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-08 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2015-07-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-06-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-05-17 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-12 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-12 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-03 Listed $259,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $3,489 · +5.7% YoY. Source: county tax records.