17203 Sandalwood Dr #203 · Wildwood, FL 34785

$115,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 122 Days on market

Built 1978

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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 +11.8/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +3.5/10.0
• 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

Stunning and spacious turn-key condo located in the highly sought after Sandalwood Community just minutes from The Villages. This 2 bedroom/2 bath condo features a vaulted ceiling, living room/dining room combo, laminate wood flooring throughout. kitchen and bathrooms are tile. Guest suite provides total privacy with a separate entrance, bathroom, mini refrigerator, microwave and coffee maker. Enjoy the beautiful Florida sunsets/sunrise from your very own living room. The water views you have will feature a fountain this year! The closets in both bedrooms are huge. There is plenty of parking for you and your guests. The all-age community offers a laundry room, in ground swimming pool, tennis courts and fishing if you so desire. This won't last long in this location; it is an easy commute to I-75 and Co Rd 44. This is on the school bus stop. You are minutes from Publix, medical, antique shops, and restaurants. Call today for your private showing. Motivated seller will consider all reasonable offers. (Furnished or unfurnished the price is the same) It is currently occupied.

Key facts

• Clubhouse
• Vaulted ceiling
• Pool

Tags

• WOOD BURNING FIREPLACE
• VAULTED CEILING
• VIEW OVERLOOKING WATER
• VIEW OVERLOOKING POOL
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-458 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: Rents rising (+2.9%/yr); 422 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 122 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 31% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $101,200 (12.0% 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 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -49.3%
• Equity multiple: -0.47×
• Total profit: $-47,451
• Equity at exit: $17,147

10-year hold

• IRR: -92.3%
• Equity multiple: -1.41×
• Total profit: $-77,453
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 3 same-building comps: −$500
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-458

Break-even live

Break-even rent $2,179

Max offer price $48,731

Occupancy floor —

Sensitivity live

Price	-10% $-378	-5% $-418	+0% $-458	+5% $-498	+10% $-537
Rent	-10% $-584	-5% $-521	+0% $-458	+5% $-395	+10% $-332
Rate	-1.0pp $-400	-0.5pp $-429	base $-458	+0.5pp $-488	+1.0pp $-518

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	22d	1	0.10mi
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	22d	1	0.11mi
5541 Goodman Ct The Villages, FL	2.0	2.0	1203	$1,990	$1.65	22d	1	1.00mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-19
   days on market $115,000 Active 122 DOM
2. 2026-06-18
   days on market $115,000 Active 121 DOM
3. 2026-06-17
   days on market $115,000 Active 120 DOM
4. 2026-06-16
   days on market $115,000 Active 119 DOM
5. 2026-06-15
   days on market $115,000 Active 118 DOM
6. 2026-06-14
   days on market $115,000 Active 116 DOM
7. 2026-06-13
   days on market $115,000 Active 115 DOM
8. 2026-06-10
   days on market $115,000 Active 113 DOM
9. 2026-06-09
   days on market $115,000 Active 112 DOM
10. 2026-06-08
    days on market $115,000 Active 111 DOM
11. 2026-06-02
    days on market $115,000 Active 105 DOM
12. 2026-06-01
    days on market $115,000 Active 104 DOM
13. 2026-05-31
    days on market $115,000 Active 103 DOM
14. 2026-05-30
    days on market $115,000 Active 102 DOM
15. 2026-02-16
    listed $115,000 Active
16. 2023-03-14
    soldstatus $135,000 Closed 1088-char remark

    Show marketing remark (1088 chars)

    Stunning and spacious turn-key condo located in the highly sought after Sandalwood Community just minutes from The Villages. This 2 bedroom/2 bath condo features a vaulted ceiling, living room/dining room combo, laminate wood flooring throughout. kitchen and bathrooms are tile. Guest suite provides total privacy with a separate entrance, bathroom, mini refrigerator, microwave and coffee maker. Enjoy the beautiful Florida sunsets/sunrise from your very own living room. The water views you have will feature a fountain this year! The closets in both bedrooms are huge. There is plenty of parking for you and your guests. The all-age community offers a laundry room, in ground swimming pool, tennis courts and fishing if you so desire. This won't last long in this location; it is an easy commute to I-75 and Co Rd 44. This is on the school bus stop. You are minutes from Publix, medical, antique shops, and restaurants. Call today for your private showing. Motivated seller will consider all reasonable offers. (Furnished or unfurnished the price is the same) It is currently occupied.

17. 2023-02-13
    status Pending 1088-char remark

    Show marketing remark (1088 chars)

    Stunning and spacious turn-key condo located in the highly sought after Sandalwood Community just minutes from The Villages. This 2 bedroom/2 bath condo features a vaulted ceiling, living room/dining room combo, laminate wood flooring throughout. kitchen and bathrooms are tile. Guest suite provides total privacy with a separate entrance, bathroom, mini refrigerator, microwave and coffee maker. Enjoy the beautiful Florida sunsets/sunrise from your very own living room. The water views you have will feature a fountain this year! The closets in both bedrooms are huge. There is plenty of parking for you and your guests. The all-age community offers a laundry room, in ground swimming pool, tennis courts and fishing if you so desire. This won't last long in this location; it is an easy commute to I-75 and Co Rd 44. This is on the school bus stop. You are minutes from Publix, medical, antique shops, and restaurants. Call today for your private showing. Motivated seller will consider all reasonable offers. (Furnished or unfurnished the price is the same) It is currently occupied.

18. 2023-01-30
    price $143,500 1088-char remark

    Show marketing remark (1088 chars)

    Stunning and spacious turn-key condo located in the highly sought after Sandalwood Community just minutes from The Villages. This 2 bedroom/2 bath condo features a vaulted ceiling, living room/dining room combo, laminate wood flooring throughout. kitchen and bathrooms are tile. Guest suite provides total privacy with a separate entrance, bathroom, mini refrigerator, microwave and coffee maker. Enjoy the beautiful Florida sunsets/sunrise from your very own living room. The water views you have will feature a fountain this year! The closets in both bedrooms are huge. There is plenty of parking for you and your guests. The all-age community offers a laundry room, in ground swimming pool, tennis courts and fishing if you so desire. This won't last long in this location; it is an easy commute to I-75 and Co Rd 44. This is on the school bus stop. You are minutes from Publix, medical, antique shops, and restaurants. Call today for your private showing. Motivated seller will consider all reasonable offers. (Furnished or unfurnished the price is the same) It is currently occupied.

19. 2023-01-18
    listed $145,900 Active 1088-char remark

    Show marketing remark (1088 chars)

    Stunning and spacious turn-key condo located in the highly sought after Sandalwood Community just minutes from The Villages. This 2 bedroom/2 bath condo features a vaulted ceiling, living room/dining room combo, laminate wood flooring throughout. kitchen and bathrooms are tile. Guest suite provides total privacy with a separate entrance, bathroom, mini refrigerator, microwave and coffee maker. Enjoy the beautiful Florida sunsets/sunrise from your very own living room. The water views you have will feature a fountain this year! The closets in both bedrooms are huge. There is plenty of parking for you and your guests. The all-age community offers a laundry room, in ground swimming pool, tennis courts and fishing if you so desire. This won't last long in this location; it is an easy commute to I-75 and Co Rd 44. This is on the school bus stop. You are minutes from Publix, medical, antique shops, and restaurants. Call today for your private showing. Motivated seller will consider all reasonable offers. (Furnished or unfurnished the price is the same) It is currently occupied.

20. 2019-06-18
    soldstatus $69,500 Sold 879-char remark

    Show marketing remark (879 chars)

    Maintenance Free Living at it's best!! Close to The Villages Brownwood Square and shopping off Hwy 44!! This adorable 2 bedroom, 2 bath Condo is remodeled with Laminate Flooring in all living areas with Ceramic Tile in the Kitchen. The second bedroom and bath has privacy and an exit door for room mate or guest. The Kitchen offers a Side by Side Refrigerator, Range, Dishwasher, and Microwave. It has nice counter space and a window over the sink for natural light. The view from this Condo is breath taking! It overlooks the water and clubhouse with pool. The location of Sandalwood couldn't be any better! Monthly fees are a low $317 a month and cover maintenance of the common grounds and outside of the Buildings. The buildings all have new roofs! You won't want to miss this opportunity! Seller will consider selling furnished minus a few personal favorites. Call today!

21. 2019-05-27
    status Pending 879-char remark

    Show marketing remark (879 chars)

    Maintenance Free Living at it's best!! Close to The Villages Brownwood Square and shopping off Hwy 44!! This adorable 2 bedroom, 2 bath Condo is remodeled with Laminate Flooring in all living areas with Ceramic Tile in the Kitchen. The second bedroom and bath has privacy and an exit door for room mate or guest. The Kitchen offers a Side by Side Refrigerator, Range, Dishwasher, and Microwave. It has nice counter space and a window over the sink for natural light. The view from this Condo is breath taking! It overlooks the water and clubhouse with pool. The location of Sandalwood couldn't be any better! Monthly fees are a low $317 a month and cover maintenance of the common grounds and outside of the Buildings. The buildings all have new roofs! You won't want to miss this opportunity! Seller will consider selling furnished minus a few personal favorites. Call today!

22. 2019-02-25
    listed $72,500 Active 879-char remark

    Show marketing remark (879 chars)

    Maintenance Free Living at it's best!! Close to The Villages Brownwood Square and shopping off Hwy 44!! This adorable 2 bedroom, 2 bath Condo is remodeled with Laminate Flooring in all living areas with Ceramic Tile in the Kitchen. The second bedroom and bath has privacy and an exit door for room mate or guest. The Kitchen offers a Side by Side Refrigerator, Range, Dishwasher, and Microwave. It has nice counter space and a window over the sink for natural light. The view from this Condo is breath taking! It overlooks the water and clubhouse with pool. The location of Sandalwood couldn't be any better! Monthly fees are a low $317 a month and cover maintenance of the common grounds and outside of the Buildings. The buildings all have new roofs! You won't want to miss this opportunity! Seller will consider selling furnished minus a few personal favorites. Call today!

23. 2007-09-07
    soldstatus $86,000
24. 2007-07-02
    listed $85,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 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: $19,190
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − HOA: −$6,000
• − Depreciation: −$3,345
• Taxable loss: −$7,087
• Est. tax savings @ 24.0%: +$1,701
• After-tax cash flow: $-3,795/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

+35.3% since first listed

10 events — show timeline

• 2026-02-16 Listed $115,000 Fizber.com
• 2023-03-14 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-30 Price Changed $143,500 Stellar MLS as Distributed by MLS Grid
• 2023-01-18 Listed $145,900 Stellar MLS as Distributed by MLS Grid
• 2019-06-18 Sold (MLS) $69,500 Stellar MLS as Distributed by MLS Grid
• 2019-05-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-25 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 2007-09-07 Sold (MLS) $86,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-02 Listed $85,000 Stellar MLS as Distributed by MLS Grid