5255 Oxford Ct · Wildwood, FL 34785

$179,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 107 Days on market

Built 1994 10,420 sqft lot Est $145k · 24% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL HOME IN WILDWOOD, ACROSS THE STREET FROM THE VILLAGES! NO HOA!! THIS HOME HAS BEEN WELL TAKEN CARE OF, LOTS OF STORAGE, OPEN FLOOR PLAN THAT JUST FLOWS, 2/3 BEDROOM 2 BATH, EAT IN KITCHEN, DINING/LIVING ROOM COMBO, CARPORT, SHED, FENCED IN AREA FOR YOUR FURRY LOVED ONES, GREAT LOCATION IN COMMUNITY, NICE YARD, SPACIOUS ROOMS, NEWER ROOF AND SO MUCH TO OFFER. (FURNITURE NEGOTIABLE) CALL YOUR AGENT TODAY AND LET'S MAKE A HOME!!!

Key facts

• Open floor plan
• Quiet cul-de-sac
• Large screened room

Tags

• REMODELED HOME
• QUIET CUL-DE-SAC
• OPEN FLOOR PLAN
• LARGE SCREENED ROOM
• SUBSTANTIAL STORAGE BUILDINGS
• PARTIALLY FENCED YARD

Property features AI

Finance

• Other: Homestead exempt
• HOA & community: No association

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity available and connected; Water available and connected; Sewer available and connected; Cable available and connected; Underground utilities
• Home design: Manufactured home (double wide); One story; Faces southwest; Entry on a cul-de-sac
• Construction: Other construction materials; Other roof type; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Dog run; Other exterior features; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater; Other appliances
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Other interior features
• Laundry & utility: Indoor laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $145k; 23% 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 $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.36% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $144,664
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5438 Heritage Blvd	0.11mi	2/2.0 (-1)	1,352 (0%)	6mo	$118,000	$87	84
5229 Hartford Ln	0.11mi	3/2.0	1,456 (+8%)	5mo	$157,000	$108	78
5211 Liberty Ct	0.08mi	3/2.0	1,242 (-8%)	12mo	$165,000	$133	72
5395 Heritage Blvd	0.09mi	2/2.0 (-1)	1,456 (+8%)	8mo	$189,900	$130	71
5550 Lansing Dr	0.18mi	2/2.0 (-1)	1,296 (-4%)	12mo	$139,000	$107	70
5147 Cambridge Ct	0.12mi	3/2.0	1,488 (+10%)	14mo	$150,000	$101	66
5191 Liberty Ct	0.09mi	2/2.5 (-1)	1,204 (-11%)	10mo	$95,000	$79	62

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $24,829
• Equity at exit: $26,689

10-year hold

• IRR: 21.3%
• Equity multiple: 2.79×
• Total profit: $89,726
• Equity at exit: $15,477

Cash invested: $50,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$939
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $852

Break-even live

Break-even rent $1,348

Max offer price $179,000

Occupancy floor 60%

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: $44,750
• Closing costs: $5,370
• 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	21d	1	0.63mi
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	21d	1	0.96mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	21d	1	1.20mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	21d	44	1.38mi
3359 Brianna Ln The Villages, FL	3.0	2.0	1584	$3,100	$1.96	21d	1	1.43mi
3412 Melissa Ln The Villages, FL	2.0	2.0	1148	$2,200	$1.92	21d	1	1.48mi

Listing history 20 events

1. 2026-06-19
   days on market $179,000 Active 107 DOM
2. 2026-06-18
   days on market $179,000 Active 106 DOM
3. 2026-06-17
   days on market $179,000 Active 105 DOM
4. 2026-06-16
   days on market $179,000 Active 104 DOM
5. 2026-06-15
   days on market $179,000 Active 103 DOM
6. 2026-06-14
   days on market $179,000 Active 101 DOM
7. 2026-06-13
   days on market $179,000 Active 100 DOM
8. 2026-06-10
   days on market $179,000 Active 98 DOM
9. 2026-06-09
   days on market $179,000 Active 97 DOM
10. 2026-06-08
    days on market $179,000 Active 96 DOM
11. 2026-06-07
    days on market $179,000 Active 95 DOM
12. 2026-06-02
    days on market $179,000 Active 90 DOM
13. 2026-06-01
    days on market $179,000 Active 89 DOM
14. 2026-05-31
    days on market $179,000 Active 88 DOM
15. 2026-05-30
    days on market $179,000 Active 87 DOM
16. 2026-03-04
    listed $179,000 Active
17. 2024-03-06
    soldstatus $145,000 Closed 442-char remark

    Show marketing remark (442 chars)

    BEAUTIFUL HOME IN WILDWOOD, ACROSS THE STREET FROM THE VILLAGES! NO HOA!! THIS HOME HAS BEEN WELL TAKEN CARE OF, LOTS OF STORAGE, OPEN FLOOR PLAN THAT JUST FLOWS, 2/3 BEDROOM 2 BATH, EAT IN KITCHEN, DINING/LIVING ROOM COMBO, CARPORT, SHED, FENCED IN AREA FOR YOUR FURRY LOVED ONES, GREAT LOCATION IN COMMUNITY, NICE YARD, SPACIOUS ROOMS, NEWER ROOF AND SO MUCH TO OFFER. (FURNITURE NEGOTIABLE) CALL YOUR AGENT TODAY AND LET'S MAKE A HOME!!!

18. 2024-02-20
    status Pending 442-char remark

    Show marketing remark (442 chars)

    BEAUTIFUL HOME IN WILDWOOD, ACROSS THE STREET FROM THE VILLAGES! NO HOA!! THIS HOME HAS BEEN WELL TAKEN CARE OF, LOTS OF STORAGE, OPEN FLOOR PLAN THAT JUST FLOWS, 2/3 BEDROOM 2 BATH, EAT IN KITCHEN, DINING/LIVING ROOM COMBO, CARPORT, SHED, FENCED IN AREA FOR YOUR FURRY LOVED ONES, GREAT LOCATION IN COMMUNITY, NICE YARD, SPACIOUS ROOMS, NEWER ROOF AND SO MUCH TO OFFER. (FURNITURE NEGOTIABLE) CALL YOUR AGENT TODAY AND LET'S MAKE A HOME!!!

19. 2024-02-06
    listed $155,000 Active 442-char remark

    Show marketing remark (442 chars)

    BEAUTIFUL HOME IN WILDWOOD, ACROSS THE STREET FROM THE VILLAGES! NO HOA!! THIS HOME HAS BEEN WELL TAKEN CARE OF, LOTS OF STORAGE, OPEN FLOOR PLAN THAT JUST FLOWS, 2/3 BEDROOM 2 BATH, EAT IN KITCHEN, DINING/LIVING ROOM COMBO, CARPORT, SHED, FENCED IN AREA FOR YOUR FURRY LOVED ONES, GREAT LOCATION IN COMMUNITY, NICE YARD, SPACIOUS ROOMS, NEWER ROOF AND SO MUCH TO OFFER. (FURNITURE NEGOTIABLE) CALL YOUR AGENT TODAY AND LET'S MAKE A HOME!!!

20. 1993-11-01
    soldstatus $16,000

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$863/yr (+$72/mo · 138.8%)

ⓘ 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 3/10 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: $29,122
• − Mortgage interest: −$10,027
• − Property taxes: −$622
• − Insurance: −$895
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − Depreciation: −$5,207
• Taxable income: $7,711
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $8,374/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

+1018.8% since first listed

5 events — show timeline

• 2026-03-04 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-06 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-06 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 1993-11-01 Sold (Public Records) $16,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $622 · +37.3% YoY. Source: county tax records.