3725 Sugarberry Ln · Wildwood, FL 32163

$399,900

3 bd · 2.0 ba · 1,633 sqft · SingleFamily public records · 38 Days on market

Built 2021 4,921 sqft lot Est $403k · at est. $204/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 +7.9/15.0
• Cash flow +6.3/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.6/10.0

Listing remarks

STUNNING, TURNKEY, PRIVATE 3/2 Arlington Courtyard Villa with 23’x24’ FULL TWO-CAR GARAGE and LOW-MAINTENANCE STONED LANDSCAPING in the sought after, contemporary Village of The Hammock at Fenney! Built in 2021, this nearly new home offers low-maintenance peace of mind with modern design! A CHARMING front porch and CONTEMPORARY entry door welcome you in to the GENEROUS foyer. GORGEOUS, VINYL flooring flows seamlessly throughout the ENTIRE home. The OPEN CONCEPT design and soaring HIGH VAULTED ceilings of the living, dining, and kitchen create a VOLUMINOUS main living area where TWO sets of DOUBLE windows and a set of sliding glass doors bathe these rooms with an ABUNDANCE of NAT

Key facts

• Expansive kitchen
• Natural light
• Open concept design

Tags

• PRIVATE COURTYARD VILLA
• LOW MAINTENANCE LANDSCAPING
• GENEROUS FOYER
• OPEN CONCEPT DESIGN
• NATURAL LIGHT
• EXPANSIVE KITCHEN

Property features AI

Finance

• Other: Turnkey furnished option available
• Financial info: Total monthly association fees: $204; Total annual association fees: $2,448; Other annual assessment amount: $854; Lease restrictions apply
• HOA & community: Association amenities include pool and recreational facilities; Community features: community mailbox, deed restrictions, dog park, golf carts allowed, golf, playground, pool, sidewalks, special community restrictions, tennis courts; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage (23 x 24); Driveway; Garage door opener; Garage faces side; Golf cart parking; Ground level parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential villa; One story; South-facing; CDD community; Homestead exemption
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as the "ARLINGTON" model
• Exterior features: Front porch; Rear porch; Patio; Screened porch; Sliding doors; Landscaped lot; Near golf course; Paved driveway/roads; Masonry fencing; Vinyl fencing

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Open floorplan; Thermostat; Tray ceiling; Vaulted ceiling; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-719 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (31.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (34.4% below list).
• Recommended offer: $262k (34.4% below list) — sets the bar for 1% rule.

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; solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 33% 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 $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($388k) 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 $262,308 (34.4% 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 38 days. Have you received any prior offers? Is the seller open to a 34% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $403,351
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5548 Millican Ave	0.43mi	3/2.0	1,633 (0%)	2mo	$409,000	$250	78
3786 Stephanie Way	0.27mi	3/2.0	1,611 (-1%)	8mo	$385,000	$239	78
3481 Vinas Pl	0.48mi	3/2.0	1,630 (-0%)	5mo	$585,000	$359	73
2845 County Road 523	0.29mi	3/2.0	1,536 (-6%)	4mo	$275,000	$179	73
5617 Stricklin St	0.41mi	3/2.0	1,696 (+4%)	3mo	$490,000	$289	72
3530 Smedley Rd	0.38mi	3/2.0	1,633 (0%)	20mo	$449,900	$276	66
5641 Swallowtail Ter	0.26mi	3/2.0	1,440 (-12%)	4mo	$310,000	$215	65
3299 County Road 521	0.55mi	3/2.0	1,663 (+2%)	9mo	$370,000	$222	64
3466 Smedley Rd	0.49mi	3/2.0	1,705 (+4%)	11mo	$480,000	$282	61
3745 Causey Ct	0.42mi	3/2.0	1,475 (-10%)	9mo	$355,000	$241	57
3480 Smedley Rd	0.47mi	3/2.0	1,492 (-9%)	9mo	$369,000	$247	56
6601 E Warm Springs Ave	0.72mi	4/2.0 (+1)	1,766 (+8%)	22mo	$317,000	$180	30

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $172,065
• Equity at exit: $360,262

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $542,822
• Equity at exit: $776,918

Cash invested: $111,972 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,623 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$323 /mo · $3,881/yr
• Insurance: −$167
• HOA: −$204
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-719

Break-even live

Break-even rent $3,533

Max offer price $272,902

Occupancy floor —

Sensitivity live

Price	-10% $-493	-5% $-606	+0% $-719	+5% $-832	+10% $-945
Rent	-10% $-926	-5% $-823	+0% $-719	+5% $-615	+10% $-512
Rate	-1.0pp $-518	-0.5pp $-617	base $-719	+0.5pp $-823	+1.0pp $-928

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 4 events

1. 2026-06-01
   statusdays on market $399,900 Pending 38 DOM
2. 2026-05-31
   days on market $399,900 Active 37 DOM
3. 2026-05-30
   days on market $399,900 Active 36 DOM
4. 2026-04-24
   listed $399,900 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: $3,881 · $323/mo
• Projected year-2 tax: $3,881 · $323/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,477
• − Mortgage interest: −$22,401
• − Property taxes: −$3,881
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,518
• − Management: −$2,518
• − HOA: −$2,448
• − Depreciation: −$11,633
• Taxable loss: −$15,922
• Est. tax savings @ 24.0%: +$3,821
• After-tax cash flow: $-4,806/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

1 event — show timeline

• 2026-04-24 Listed $399,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.1%/yr

Latest (2025): $3,881 · +1.7% YoY. Source: county tax records.