5600 Mccray Ave · Wildwood, FL 32163

$279,900

2 bd · 2.0 ba · 1,203 sqft · SingleFamily public records · 13 Days on market

Built 2018 3,884 sqft lot Est $286k · at est. $204/mo HOA · 7% of rent

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Why this score? — see what drove the B- 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 +21.0/30.0
• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome Home to this stunning Topaz Patio Villa! Situated on a desirable corner lot, this villa is filled with natural light and offers a bright, airy feel thanks to the volume ceilings throughout. The kitchen stands out with rich cherry cabinetry, stainless steel appliances including a French door refrigerator and gas range, plus a solar tube that adds even more natural light. The home boasts luxury vinyl plank flooring throughout— with no carpet—for beauty and easy maintenance. One of the rare features of this model is the full 2-car garage, providing ample space for vehicles, golf carts, and storage. Additional upgrades include a gas tankless hot water heater for efficien

Key facts

• Solar tube
• Corner lot
• Gas range

Tags

• CORNER LOT
• RICH CHERRY CABINETRY
• STAINLESS STEEL APPLIANCES
• FRENCH DOOR REFRIGERATOR
• GAS RANGE
• SOLAR TUBE

Property features AI

Finance

• Other: Furnished; Directions available
• Financial info: Total annual fees for the community; Total monthly association fees
• HOA & community: Monthly HOA fees; Community mailbox; Deed restrictions; Dog park; Golf carts allowed; Golf; Park; Playground; Tennis courts; Irrigation with reclaimed water; Senior community; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Underground utilities; Water connected
• Home design: Residential villa; One story; Faces northeast; CDD community; Homestead property
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as a villa
• Exterior features: Sliding doors; Irrigation with sprinkler meter; Sprinkler recycled

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Ceiling fans; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closets
• Laundry & utility: Washer and dryer included; Gas water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 8.0% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 39% 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $207k; 35% 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 $279,900

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: 1.11% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $286,314
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2306 Sheehan St	0.05mi	2/2.0	1,227 (+2%)	5mo	$272,000	$222	90
5627 Van Winkle Ter	0.06mi	2/2.0	1,227 (+2%)	16mo	$290,000	$236	81
2443 Dooley St	0.35mi	2/2.0	1,146 (-5%)	2mo	$320,000	$279	74
2466 Soper St	0.38mi	2/2.0	1,148 (-5%)	1mo	$273,000	$238	74
2142 Weber Ct	0.27mi	2/2.0	1,148 (-5%)	7mo	$255,000	$222	74
2434 Soper St	0.34mi	2/2.0	1,192 (-1%)	15mo	$304,000	$255	70
5455 Kate Ct	0.22mi	2/2.0	1,148 (-5%)	16mo	$330,000	$287	68
2341 Snodgrass Ln	0.07mi	2/2.0	1,314 (+9%)	19mo	$324,000	$247	65
5690 Craft Ct	0.43mi	2/2.0	1,314 (+9%)	0mo	$310,000	$236	64
5415 Zajac Ave	0.31mi	2/2.0	1,295 (+8%)	15mo	$285,000	$220	60
1971 Rhett Rd	0.58mi	2/2.0	1,203 (0%)	16mo	$357,000	$297	60
1964 Cromer Pl	0.60mi	2/1.0	1,073 (-11%)	3mo	$237,500	$221	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: 28.7%
• Equity multiple: 3.27×
• Total profit: $177,721
• Equity at exit: $252,156

10-year hold

• IRR: 25.0%
• Equity multiple: 7.43×
• Total profit: $503,820
• Equity at exit: $543,784

Cash invested: $78,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,105 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$270 /mo · $3,238/yr
• Insurance: −$117
• HOA: −$204
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $395

Break-even live

Break-even rent $2,605

Max offer price $279,900

Occupancy floor 82%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5828 Tupelo Ter Unit Posted to Internet Wildwood, FL	2.0	2.0	1147	$4,500	$3.92	21d	1	0.40mi
2408 Woods Way The Villages, FL	3.0	2.0	1419	$2,900	$2.04	21d	1	0.44mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: watergas

Listing history 12 events

1. 2026-06-19
   days on market $279,900 Active 13 DOM
2. 2026-06-18
   days on market $279,900 Active 12 DOM
3. 2026-06-17
   days on market $279,900 Active 11 DOM
4. 2026-06-16
   days on market $279,900 Active 10 DOM
5. 2026-06-15
   days on market $279,900 Active 9 DOM
6. 2026-06-14
   days on market $279,900 Active 7 DOM
7. 2026-06-13
   days on market $279,900 Active 6 DOM
8. 2026-06-10
   days on market $279,900 Active 4 DOM
9. 2026-06-09
   days on market $279,900 Active 3 DOM
10. 2026-06-08
    days on market $279,900 Active 2 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    listed $279,900 Active 1 DOM

ⓘ 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: $3,238 · $270/mo
• Projected year-2 tax: $3,238 · $270/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: $37,265
• − Mortgage interest: −$15,679
• − Property taxes: −$3,238
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,981
• − Management: −$2,981
• − HOA: −$2,448
• − Depreciation: −$8,143
• Taxable income: $396
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $4,645/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

+35.2% since first listed

3 events — show timeline

• 2026-06-06 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2020-11-02 Sold (Public Records) $207,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,238 · +1.6% YoY. Source: county tax records.