2865 Judah St · Wildwood, FL 32163

$329,000

2 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 206 Days on market

Built 2022 7,129 sqft lot Est $336k · at est. $199/mo HOA · 8% 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).

• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• Cash flow +6.6/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks

Pristine 2/2 Ruby Patio Villa Helena Villas in the Village of Richmond. Just 7 minutes by golf car to Brownwood Paddock Square for shopping, dining, and entertainment. Situated on a desirable corner lot with room for a pool, this inviting home features low-maintenance landscaping, a painted driveway, and a covered, screened front porch—perfect for relaxing and enjoying the Florida breeze. Inside, you’ll find vinyl flooring, plantation shutters, and ceiling fans throughout. The open-concept kitchen offers stainless steel appliances, a gas stove, large pantry cabinets, a breakfast bar, and inside laundry for convenience. The kitchen flows seamlessly into the living and dining room

Key facts

• Vinyl flooring
• Painted driveway
• Plantation shutters

Tags

• CORNER LOT
• LOW MAINTENANCE LANDSCAPING
• PAINTED DRIVEWAY
• COVERED SCREENED FRONT PORCH
• VINYL FLOORING
• PLANTATION SHUTTERS

Property features AI

Finance

• Other: Property is furnished; Living area approx. 1,286 sq ft (public records); Building area total approx. 2,133 sq ft; Total rooms: 6; Lot approx. 0.16 acres
• Financial info: Other annual assessment: $378
• HOA & community: Monthly association fee (approx. $199) / Annual fees (approx. $2,388); Association amenities include pool and recreational facilities; Community features: deed restrictions, dog park, fitness center, golf course, golf carts OK, reclaimed water irrigation, pool

Exterior

• Parking: Attached 2-car garage (approx. 20x24); Driveway; Garage door opener; Golf cart garage
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Cable available; BB/HS internet available; Phone available; Underground utilities; Water and sewer connected
• Home design: Residential villa; Single-story; Faces northeast; PUD zoning; Homesteaded; CDD
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Builder model: Ruby
• Exterior features: Front porch (screened); Rain gutters; Sidewalk; Sliding doors; Corner lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Tankless water heater; Eat-in kitchen; Solid surface counters
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Open floorplan; Solid surface counters; Vaulted ceilings; Walk-in closets; Window treatments; Shutters
• Laundry & utility: Washer; Dryer; Laundry located in kitchen (laundry closet)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (25.3% below list).
• Recommended offer: $234k (28.8% below list) — sets the bar for cash-flow.

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; 5 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 30% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

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 $234,330 (28.8% 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 206 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.75% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.98%
• DSCR: 0.69
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $335,646
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4451 Elijah Loop	0.13mi	2/2.0	1,299 (+1%)	12mo	$355,000	$273	82
4287 Fredda Ter	0.47mi	2/2.0	1,223 (-5%)	14mo	$265,000	$217	58
3283 Dawn Pl	0.72mi	2/2.0	1,223 (-5%)	9mo	$275,000	$225	51
4280 Gale Ln	0.54mi	3/2.0 (+1)	1,440 (+12%)	1mo	$322,000	$224	49
3222 Miller Stachler St	0.62mi	2/2.0	1,138 (-12%)	12mo	$297,000	$261	42
4415 Casey Ct	0.73mi	2/2.0	1,154 (-10%)	10mo	$279,000	$242	40
3234 Miller Stachler St	0.64mi	3/2.0 (+1)	1,392 (+8%)	21mo	$380,000	$273	34
2505 Drew Cir	0.68mi	3/2.0 (+1)	1,419 (+10%)	18mo	$385,000	$271	31
2775 Navy Hill Cir	0.62mi	3/2.0 (+1)	1,476 (+15%)	13mo	$420,000	$285	31

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $145,212
• Equity at exit: $296,389

10-year hold

• IRR: 17.8%
• Equity multiple: 5.94×
• Total profit: $454,787
• Equity at exit: $639,175

Cash invested: $92,120 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 269
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$415 /mo · $4,979/yr
• Insurance: −$137
• HOA: −$199
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-536

Break-even live

Break-even rent $3,135

Max offer price $234,330

Occupancy floor —

Sensitivity live

Price	-10% $-350	-5% $-443	+0% $-536	+5% $-629	+10% $-722
Rent	-10% $-730	-5% $-633	+0% $-536	+5% $-439	+10% $-342
Rate	-1.0pp $-370	-0.5pp $-452	base $-536	+0.5pp $-621	+1.0pp $-708

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	22d	1	0.52mi
3359 Brianna Ln The Villages, FL	3.0	2.0	1584	$3,100	$1.96	22d	1	0.87mi
3412 Melissa Ln The Villages, FL	2.0	2.0	1148	$2,200	$1.92	22d	1	1.03mi
1016 Century Dr Wildwood, FL	2.0	2.0	1022	$1,399	$1.37	22d	1	1.46mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	22d	1	1.47mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: gaslandscapingpool

Listing history 8 events

1. 2026-06-08
   days on market $329,000 Active 206 DOM
2. 2026-06-07
   days on market $329,000 Active 205 DOM
3. 2026-06-02
   days on market $329,000 Active 200 DOM
4. 2026-06-01
   days on market $329,000 Active 199 DOM
5. 2026-05-31
   days on market $329,000 Active 198 DOM
6. 2026-05-30
   days on market $329,000 Active 197 DOM
7. 2026-04-08
   price $329,000
8. 2025-11-14
   listed $329,900 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: $4,979 · $415/mo
• Projected year-2 tax: $4,979 · $415/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 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: $29,474
• − Mortgage interest: −$18,429
• − Property taxes: −$4,979
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$2,388
• − Depreciation: −$9,571
• Taxable loss: −$12,253
• Est. tax savings @ 24.0%: +$2,941
• After-tax cash flow: $-3,490/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: 83,973
• 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

-0.3% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $329,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2025): $4,979 · +1.3% YoY. Source: county tax records.