801 Kilgore St · Wildwood, FL 34785

$164,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 456 Days on market

Built 1925 1.70 ac lot Est $216k · 24% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT OPPORTUNITY! This oversized lot is located in a great location for building investment properties or building your dream home. The wooded lot features plenty of room with privacy, shade and ample room for parking. The existing home structure would need a total renovation and is most likely deemed to be a tear down as the roof and interior of the home sustained substantial water damage. The exterior of the home is constructed of Sumter County rock. When previewing the property, please do not enter the structure of the home.

Key facts

• Wooded lot
• Oversized lot
• 1.7 acre lot

Tags

• OVERSIZED LOT
• WOODED LOT
• AMPLE ROOM FOR PARKING

Property features AI

Finance

• Other: Total acreage between 1 and less than 2 acres (approx. 1.7 acres); Lot size approximately 6,880 sq meters; Property zoned RESI 1; Universal property ID available; Directions: From turnpike, NORTH on 301. LEFT at 44 intersection over railroad tracks. LEFT on Kilgore. Home is on RIGHT.

Exterior

• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single family residence (Residential); Fixer condition; Faces south; Two levels; Entry level not specified
• Construction: Stone construction; Other roof; Slab foundation; Built area approximately 1,200 (public records)
• Exterior features: Other exterior features; Chain link fencing; Wooded vegetation; Irregular, oversized, paved lot; Paved road (publicly maintained)

Interior

• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No interior features listed; No appliances included
• Laundry & utility: No laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 5 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 32% 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.

Negotiation context

• It's been on market 456 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $165k implies a 1470% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 456 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Jackson St	0.28mi	3/2.0 (+1)	1,176 (-2%)	5mo	$149,000	$127	70
TBD Kilgore St	0.19mi	3/2.0 (+1)	1,209 (+1%)	14mo	$225,000	$186	70
604 5th St	0.27mi	3/2.0 (+1)	1,236 (+3%)	20mo	$249,000	$201	57
612 5th St	0.31mi	3/2.0 (+1)	1,148 (-4%)	20mo	$163,800	$143	53
428 Hall St	0.58mi	2/1.0	1,106 (-8%)	10mo	$70,000	$63	52
600 W Clarke St	0.57mi	3/2.0 (+1)	1,092 (-9%)	1mo	$194,500	$178	49
605 4th St	0.29mi	3/1.0 (+1)	1,078 (-10%)	20mo	$195,000	$181	48
504 Gilliam St	0.70mi	3/2.0 (+1)	1,230 (+2%)	10mo	$195,000	$159	46
723 N Warfield Ave	0.74mi	3/1.0 (+1)	1,166 (-3%)	17mo	$220,000	$189	42
607 Powell St	0.63mi	3/2.0 (+1)	1,284 (+7%)	16mo	$249,900	$195	36
301 Hazel St	0.74mi	3/2.0 (+1)	1,302 (+8%)	23mo	$235,000	$180	23

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,919
• Equity at exit: $24,587

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $27,201
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$865
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $379

Break-even live

Break-even rent $1,261

Max offer price $164,900

Occupancy floor 73%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5901 Myrtle DR Wildwood, FL	1.0–2.0	1.0–2.0	982	$2,009	$2.05	21d	11	0.39mi
8362 Gower Trl Wildwood, FL	3.0	2.5	1464	$1,695	$1.16	21d	1	1.18mi
605 Sunnyside Dr Wildwood, FL	2.0	2.0	900	$1,275	$1.42	21d	1	1.38mi
1016 Century Dr Wildwood, FL	2.0	2.0	1022	$1,399	$1.37	21d	1	1.45mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$1,874	$1.74	21d	44	1.45mi

Listing history 18 events

1. 2026-06-19
   days on market $164,900 Active 456 DOM
2. 2026-06-18
   days on market $164,900 Active 455 DOM
3. 2026-06-17
   days on market $164,900 Active 454 DOM
4. 2026-06-16
   days on market $164,900 Active 453 DOM
5. 2026-06-15
   days on market $164,900 Active 452 DOM
6. 2026-06-14
   days on market $164,900 Active 450 DOM
7. 2026-06-13
   days on market $164,900 Active 449 DOM
8. 2026-06-10
   days on market $164,900 Active 447 DOM
9. 2026-06-09
   days on market $164,900 Active 446 DOM
10. 2026-06-08
    days on market $164,900 Active 445 DOM
11. 2026-06-07
    days on market $164,900 Active 444 DOM
12. 2026-06-02
    days on market $164,900 Active 439 DOM
13. 2026-06-01
    days on market $164,900 Active 438 DOM
14. 2026-05-31
    days on market $164,900 Active 437 DOM
15. 2026-05-30
    days on market $164,900 Active 436 DOM
16. 2025-10-27
    price $164,900
17. 2025-03-20
    listed $179,900 Active
18. 1975-04-01
    soldstatus $10,500

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$612/yr (+$51/mo · 80.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $20,891
• − Mortgage interest: −$9,237
• − Property taxes: −$757
• − Insurance: −$824
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,797
• Taxable income: $1,933
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $4,082/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): 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

+1470.5% since first listed

3 events — show timeline

• 2025-10-27 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 1975-04-01 Sold (Public Records) $10,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $757 · +3.5% YoY. Source: county tax records.