4988 County Road 155 · Wildwood, FL 34785

$185,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 110 Days on market

Built 1962 0.26 ac lot Est $139k · 33% 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 +23.9/30.0
• DSCR +7.7/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• 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

Under contract-accepting backup offers. Looking for an affordable, NO HOA home near The Villages with room to live life your way? This 3-bedroom, 1-bath home is a great fit for those who value convenience, flexibility, and value over cookie-cutter neighborhoods. Situated on a fenced ¼-acre lot, this property offers privacy and freedom, which is perfect for those with boats, trailers, or simply a desire to avoid HOA restrictions and fees. Located less than a mile from The Villages, you’ll enjoy easy access to shopping, dining, medical facilities, entertainment, and golf but without paying The Villages home prices or being subject to age restrictions. Inside, the home features fr

Key facts

• Powered pole barn
• Ample cabinetry
• Eat-in kitchen

Tags

• FENCED LOT
• POWERED POLE BARN
• FRESH INTERIOR PAINT
• LUXURY VINYL PLANK FLOORING
• EAT-IN KITCHEN
• AMPLE CABINETRY

Property features AI

Finance

• Other: Property is homesteaded; Property type: Residential - Single Family; Zoned RESI; Two lots (100 x 100), approx. 0.26 acres total; has additional parcels
• Financial info: Lease restrictions: none indicated
• HOA & community: No HOA / association indicated; Pets allowed

Exterior

• Parking: Asphalt paved driveway / road access
• Security: No specific security systems listed
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity connected; Phone available
• Home design: Single-family residence; One story; East-facing
• Construction: Block construction; Shingle roof; Crawlspace foundation; Pole barn and additional barn structures; Property completed
• Exterior features: Front porch (screened); Exterior lighting; Private mailbox; Chain link fencing; Trees and landscaping

Interior

• Kitchen: Built-in oven; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Split bedroom floor plan; Thermostat
• Laundry & utility: Inside laundry (washer and dryer included); Electric water heater; Water softener; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (0.7% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 2 comparable units currently listed for rent nearby; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 33% 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 $6k 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 110 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $185k implies a 928% gain — meaningful room to come down on a strong offer.

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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.99% ✗
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $139,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Big Oak Ln	0.61mi	2/2.0 (-1)	1,152 (+12%)	16mo	$156,000	$135	30

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-7,463
• Equity at exit: $27,584

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $21,476
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $359

Break-even live

Break-even rent $1,383

Max offer price $185,000

Occupancy floor 75%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15203 Sandalwood Dr #203 Wildwood, FL	3.0	3.0	1474	$1,550	$1.05	21d	1	1.19mi
21204 Sandalwood Dr Unit 21-204 Wildwood, FL	2.0	2.0	1110	$1,550	$1.40	21d	1	1.34mi

Listing history 17 events

1. 2026-05-21
   status Pending
2. 2026-05-17
   status Active
3. 2026-05-10
   status Pending
4. 2026-04-19
   price $185,000
5. 2026-04-18
   price $199,000
6. 2026-04-18
   price $195,000
7. 2026-03-11
   status Active
8. 2026-03-04
   status Pending
9. 2026-02-03
   price $199,000
10. 2026-01-17
    listed $215,000 Active
11. 2025-06-30
    historical
12. 2025-04-14
    price $224,000
13. 2025-01-12
    price $225,000
14. 2024-10-21
    price $235,000
15. 2024-09-27
    listed $245,000 Active
16. 1982-01-01
    soldstatus $18,000
17. 1978-09-01
    soldstatus $5,400

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$994/yr (+$83/mo · 183.6%)

ⓘ 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: $22,049
• − Mortgage interest: −$10,363
• − Property taxes: −$542
• − Insurance: −$925
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$5,382
• Taxable income: $1,310
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $3,996/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

+3325.9% since first listed

17 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Price Changed $224,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-12 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-21 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 1982-01-01 Sold (Public Records) $18,000 Public Records
• 1978-09-01 Sold (Public Records) $5,400 Public Records

Property tax history

+5.7%/yr

Latest (2025): $542 · +2.0% YoY. Source: county tax records.