5672 Grimes Ct · Wildwood, FL 32163

$459,900

3 bd · 2.0 ba · 1,791 sqft · SingleFamily public records · 20 Days on market

Built 2019 5,800 sqft lot Est $512k · 10% under $204/mo HOA · 7% 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).

• ARV discount +12.1/15.0
• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• 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 +0.7/10.0

Listing remarks

~VERY CLOSE TO RIVERBEND RECREATION CENTER ~ EXTRA-LARGE LANAI ~ SCREENED-IN FRONT PORCH ~ LOW BOND Front porch furniture and lanai furniture convey with the home, as do the window treatments. Rarely-available COURTYARD VILLA on quiet street in Taylor Villas, in the Village of Linden. From the SCREENED-IN FRONT PORCH through to the EXTRA-LARGE LANAI, this LOW-MAINTENANCE, well-kept home combines privacy and comfort. Just a short walk to the RIVERBEND RECREATION CENTER, where you can take it easy in the family POOL or get your game on with volleyball, bocce, shuffleboard, or tennis. And there's a dog park for your furry friends! This home's OPEN FLOOR PLAN includes GRANITE counter tops

Key facts

• Open floor plan
• Extra-large lanai
• Courtyard villa

Tags

• EXTRA-LARGE LANAI
• SCREENED-IN FRONT PORCH
• COURTYARD VILLA
• OPEN FLOOR PLAN
• WALK-IN PANTRY
• KITCHEN ISLAND

Property features AI

Finance

• Other: Partially furnished; Directions available
• Financial info: Other annual assessment (monthly portion) $204
• HOA & community: Association fees paid monthly ($204) and annually ($2,448); Association includes pool, grounds maintenance, and recreational facilities; Community clubhouse, fitness center, pool, tennis courts, dog park, sidewalks, community mailbox; Golf and golf cart–friendly community; Deed restrictions; Irrigation with reclaimed water; No truck/RV/motorcycle parking; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas connected
• Home design: Residential villa; One story; Faces northeast
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Rain gutters; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Microwave; Range; Range hood; Refrigerator; Water filtration system; Tankless water heater
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric and natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Open floorplan; Thermostat; Tray and vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-793 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (34.4% below list).
• Recommended offer: $302k (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; 4 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 37% 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 $49k of equity ($3k loan paydown + $46k 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($453k) 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 $301,776 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.66% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.39%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $512,226
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5681 Henry Loop	0.26mi	3/2.0	1,914 (+7%)	0mo	$589,000	$308	76
5837 Storms Ave	0.28mi	3/2.0	1,933 (+8%)	0mo	$654,000	$338	73
2160 Biller Cir	0.45mi	3/2.0	1,791 (0%)	7mo	$455,000	$254	73
5631 Fernandes Ct	0.15mi	3/2.0	1,986 (+11%)	4mo	$675,000	$340	71
5729 Hickey Way	0.29mi	3/2.0	1,932 (+8%)	6mo	$900,000	$466	68
1968 Stella St	0.45mi	3/2.0	1,918 (+7%)	1mo	$505,000	$263	67
1712 Galloway Dr	0.51mi	3/2.0	1,696 (-5%)	4mo	$485,000	$286	64
5778 Henry Loop	0.18mi	3/2.0	1,531 (-14%)	6mo	$430,000	$281	63
1693 Natalino Rd	0.63mi	3/2.0	1,694 (-5%)	9mo	$410,000	$242	54
1796 Flynn Cir	0.63mi	3/2.0	1,920 (+7%)	7mo	$429,900	$224	53
5675 Melvin Dr	0.55mi	3/2.0	2,019 (+13%)	6mo	$840,000	$416	48
2188 Gordon Path	0.71mi	3/2.0	1,539 (-14%)	8mo	$390,000	$253	37

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $200,003
• Equity at exit: $414,314

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $628,791
• Equity at exit: $893,485

Cash invested: $128,772 (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: $3,018 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$370 /mo · $4,437/yr
• Insurance: −$192
• HOA: −$204
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-793

Break-even live

Break-even rent $4,022

Max offer price $319,789

Occupancy floor —

Sensitivity live

Price	-10% $-533	-5% $-663	+0% $-793	+5% $-923	+10% $-1,053
Rent	-10% $-1,032	-5% $-912	+0% $-793	+5% $-674	+10% $-555
Rate	-1.0pp $-562	-0.5pp $-676	base $-793	+0.5pp $-912	+1.0pp $-1,034

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 Debellis Ln Unit Posted To Internet Sumterville, FL	3.0	2.0	1505	$4,250	$2.82	23d	1	0.79mi
5806 Winn Way Unit 1525269P Wildwood, FL	3.0	2.0	1550	$1,770	$1.14	23d	1	0.89mi
2408 Woods Way The Villages, FL	3.0	2.0	1419	$2,900	$2.04	23d	1	0.98mi
1031 Skates St Wildwood, FL	3.0	2.0	2083	$2,800	$1.34	23d	1	1.42mi

HOA detail

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

Listing history 5 events

1. 2026-06-02
   days on market $459,900 Active 20 DOM
2. 2026-06-01
   days on market $459,900 Active 19 DOM
3. 2026-05-31
   days on market $459,900 Active 18 DOM
4. 2026-05-30
   days on market $459,900 Active 17 DOM
5. 2026-05-13
   listed $459,900 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: $4,437 · $370/mo
• Projected year-2 tax: $4,437 · $370/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,213
• − Mortgage interest: −$25,762
• − Property taxes: −$4,437
• − Insurance: −$2,300
• − Repairs & maintenance: −$2,897
• − Management: −$2,897
• − HOA: −$2,448
• − Depreciation: −$13,379
• Taxable loss: −$17,906
• Est. tax savings @ 24.0%: +$4,298
• After-tax cash flow: $-5,220/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

• 2026-05-13 Listed $459,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+33.8%/yr

Latest (2025): $4,437 · +1.6% YoY. Source: county tax records.