846 Wentworth St · Sebastian, FL 32958

$379,900

3 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 12 Days on market

Built 2006 0.26 ac lot Est $349k · 9% over

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Why this score? — see what drove the F 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 +9.9/30.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• ARV discount +3.6/15.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful opportunity to own this beautiful 4 Bed, 2 Bath, 2 Car garage, Concrete block home with a 2022 Metal Roof and fenced backyard. Updated with 2025 AC, 2024 Stainless Steel Kitchen Appliances in large Kitchen area, 2024 Solar Panels, 2022 Water Heater, 2024 Back French door, updated recessed lighting, and tile & vinyl planking throughout - no carpet. Relax with a drink in your comfortable, screened back porch enjoying the Florida sunsets. A split floorplan separating owner's suite from guest rooms and 4th bedroom makes a great office. No HOA. Start enjoying the Florida lifestyle now. ..

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (31.0% below list).
• Recommended offer: $262k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Sebastian — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#89 in FL, #1,421 nationally) — a professional / high-income tenant draw. Strengths: housing A+, crime A, health & safety A; Watch: amenities D-.
• Indian River (other): math 48% / reading 52% proficiency, ranked #35 of 73 in FL (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sebastian Elementary School (math 37% / reading 42%, grade F, #1,513 of 2,144 statewide, top 73%, 329 students, 72% FRL); Sebastian River Middle School (math 46% / reading 44%, grade D, #310 of 571 statewide, top 56%, 862 students, 65% FRL); Sebastian River High School (math 29% / reading 45%, grade F, #340 of 667 statewide, top 52%, 1,843 students, 52% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 411 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,620/mo this rent would consume 47% of the median local household income ($67k/yr) (locally 646% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Indian River County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $380k implies a 555% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,017 (31.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.69% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $349,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 Cain St	0.10mi	3/2.0	1,800 (+7%)	2mo	$320,000	$178	83
493 Quarry Ln	0.47mi	3/2.0	1,658 (-2%)	0mo	$305,000	$184	75
1043 Landsdowne Dr	0.22mi	4/2.0 (+1)	1,821 (+8%)	1mo	$366,000	$201	71
802 Lorca Ave	0.29mi	4/2.0 (+1)	1,828 (+8%)	3mo	$379,000	$207	65
402 Watercrest St	0.69mi	3/2.0	1,711 (+1%)	2mo	$410,000	$240	64
432 Biscayne Ln	0.62mi	3/2.0	1,793 (+6%)	2mo	$379,000	$211	59
1062 Laconia St	0.65mi	3/2.0	1,552 (-8%)	1mo	$339,990	$219	55
938 Riviera Ave	0.59mi	4/2.0 (+1)	1,828 (+8%)	2mo	$375,000	$205	52
457 Candle Ave	0.57mi	4/2.0 (+1)	1,828 (+8%)	3mo	$370,000	$202	52
608 Lawson St	0.62mi	4/2.0 (+1)	1,828 (+8%)	2mo	$380,950	$208	51
626 Braddock St	0.51mi	3/2.0	1,936 (+15%)	3mo	$250,910	$130	49
455 Biscayne Ln	0.57mi	3/2.0	1,438 (-15%)	2mo	$395,000	$275	47

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 · 6.22% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.36×
• Total profit: $-68,065
• Equity at exit: $56,644

10-year hold

• IRR: -5.3%
• Equity multiple: 0.62×
• Total profit: $-40,942
• Equity at exit: $32,847

Cash invested: $106,372 (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 32958

• Home prices YoY: -13.1%
• Rents YoY: 6.2%
• Active inventory: 411
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,620 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$157 /mo · $1,880/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-237

Break-even live

Break-even rent $2,921

Max offer price $337,987

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-130	+0% $-237	+5% $-345	+10% $-452
Rent	-10% $-444	-5% $-341	+0% $-237	+5% $-134	+10% $-30
Rate	-1.0pp $-46	-0.5pp $-141	base $-237	+0.5pp $-336	+1.0pp $-436

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 Jamaica Ave Sebastian, FL	4.0	2.0	1851	$3,000	$1.62	15d	1	0.29mi
865 Beard Ave Sebastian, FL	4.0	2.0	1934	$3,600	$1.86	23d	1	0.34mi
882 Foster Ave Sebastian, FL	3.0	2.0	1080	$2,450	$2.27	23d	1	0.47mi
486 Biscayne Ln Sebastian, FL	4.0	2.0	1769	$2,250	$1.27	15d	1	0.50mi
832 Carnation Dr Sebastian, FL	3.0	2.0	1400	$2,800	$2.00	15d	1	0.71mi
426 Tulip Dr Sebastian, FL	2.0	2.0	1161	$2,100	$1.81	23d	1	0.76mi
1110 Barber St Sebastian, FL	3.0	2.0	1324	$2,200	$1.66	15d	1	0.77mi
393 S Wimbrow Dr Apt A Sebastian, FL	2.0	2.0	1700	$1,900	$1.12	23d	1	0.78mi
1343 Shoreline Cir Sebastian, FL	3.0	2.0	2222	$4,000	$1.80	23d	1	0.82mi
243 Harp Ter Unit A Sebastian, FL	2.0	2.0	1150	$1,885	$1.64	23d	1	0.99mi
462 Lloyd St Sebastian, FL	3.0	2.0	1564	$2,400	$1.53	23d	1	1.04mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	23d	1	1.04mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	15d	1	1.04mi
1192 Croquet Ln Sebastian, FL	4.0	2.0	2012	$2,640	$1.31	15d	1	1.06mi
632 Bayfront Ter Sebastian, FL	3.0	2.0	1885	$2,350	$1.25	15d	1	1.09mi
11171 Airport Dr Sebastian, FL	2.0	2.0	1191	$1,900	$1.60	23d	1	1.12mi
246 S Wimbrow Dr Sebastian, FL	3.0	2.0	1364	$3,000	$2.20	15d	1	1.13mi
742 Capon Ter Sebastian, FL	2.0	2.0	1080	$2,000	$1.85	23d	1	1.15mi
406 Easy St Sebastian, FL	4.0	2.0	1874	$2,100	$1.12	23d	1	1.36mi

Listing history 16 events

1. 2026-06-22
   days on market $379,900 Active 12 DOM
2. 2026-06-19
   days on market $379,900 Active 10 DOM
3. 2026-06-18
   days on market $379,900 Active 9 DOM
4. 2026-06-17
   days on market $379,900 Active 8 DOM
5. 2026-06-16
   days on market $379,900 Active 7 DOM
6. 2026-06-15
   days on market $379,900 Active 6 DOM
7. 2026-06-14
   days on market $379,900 Active 4 DOM
8. 2026-06-13
   days on market $379,900 Active 3 DOM
9. 2026-06-10
   remarks 602-char remark
10. 2026-06-10
    statusdays on market $379,900 Active 1 DOM
11. 2026-06-09
    days on market $379,900 Coming Soon 9 DOM
12. 2026-06-08
    days on market $379,900 Coming Soon 8 DOM
13. 2026-06-07
    days on market $379,900 Coming Soon 7 DOM
14. 2026-06-05
    days on market $379,900 Coming Soon 4 DOM
15. 2026-06-02
    days on market $379,900 Coming Soon 2 DOM
16. 2026-06-01
    listed $379,900 Coming Soon 1 DOM

ⓘ 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: $1,880 · $157/mo
• Projected year-2 tax: $3,153 · $263/mo
• Expected delta: +$1,273/yr (+$106/mo · 67.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,442
• − Mortgage interest: −$21,280
• − Property taxes: −$1,880
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$11,052
• Taxable loss: −$9,700
• Est. tax savings @ 24.0%: +$2,328
• After-tax cash flow: $-519/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: Indian River
• NCES district ID: 1200930
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $46,597
• Composite: 42.45/100
• National rank: #3218
• State rank: #35 of 73 in FL

Livability — Sebastian

• Score: 81/100
• State rank: #89
• US rank: #1421

Category grades

Amenities D- Commute B+ Cost of living A- Crime A Employment C Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sebastian, FL
• County: Indian River County · 143,738 people
• City population: 30,023
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 30,023
• Household income: $66,840
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 646.0

Population outlook (Indian River County) Hauer SSP2

• Today (2025): 165,104 people
• By 2030: 172,869 · +4.7%
• By 2040: 185,640 · +12.4%
• By 2050: 194,465 · +17.8%
• By 2075: 211,115 · +27.9%
• By 2100: 211,781 · +28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Indian River

• 2024 margin: Strong R (+27.4) · D 36.0% · R 63.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -14.8pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+21.6 2016: R+24.5 2012: R+22.3 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.85%
• Current HPI: 330.1691
• Rent YoY: ▲ 6.22%
• Metro: Sebastian-Vero Beach, 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

+380.9% since first listed

4 events — show timeline

• 2026-05-31 Coming Soon $379,900 RAIRCMLS
• 2004-07-14 Sold (Public Records) $58,000 Public Records
• 2004-06-22 Sold (Public Records) $44,000 Public Records
• 1995-07-01 Sold (Public Records) $79,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,880 · +6.0% YoY. Source: county tax records.