4346 Helena Ter · Wildwood, FL 32163

$321,800

2 bd · 2.0 ba · 1,295 sqft · SingleFamily public records · 202 Days on market

Built 2022 4,074 sqft lot Est $338k · at est.

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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 +11.9/30.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• Schools +5.2/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Life in The Villages is all about ease, connection, and enjoying every sun-filled day. This beautifully maintained 2022 Moonstone Patio Villa captures that spirit perfectly. Positioned on a lush corner lot in the sought-after Village of Richmond, this residence blends privacy, comfort, and access to every amenity imaginable. A 2022 refurbished Yamaha golf cart is included. Golf cart features include; gas, four seater seatbelts both front and back JBL speaker system, self counseling turn signals and a few other things. Step inside to discover a bright, open living space where high ceilings and a neutral palette create an inviting sense of calm. The kitchen’s generous island and solar t

Key facts

• En suite bathroom
• Generous island
• Walk-in closet

Tags

• CORNER LOT
• OPEN LIVING SPACE
• GENEROUS ISLAND
• OUTDOOR PATIO
• WALK-IN CLOSET
• EN SUITE BATHROOM

Property features AI

Finance

• Other: Irrigation equipment installed
• Financial info: No lease restrictions indicated
• HOA & community: Community mailbox; Deed restrictions; Golf carts allowed; Community pool; Tennis courts; Golf course access; Special community restrictions; Senior community; Pets allowed

Exterior

• Parking: Driveway; Golf cart garage; Attached 2-car garage
• Utilities: Public water; Public sewer; BB/HS internet available; Electricity connected; Natural gas connected
• Home design: Single family residence; One story; Southeast facing; Residential property
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with public records building area of 1,295 sq ft (living area)
• Exterior features: Covered patio/porch; Front porch; Patio; Screened porch; Side porch; Exterior lighting; Sliding doors; Landscaped; Corner lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room / Dining room combo; Open floorplan; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry closet / inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $322k.

Deal economics

• At list price, monthly cash flow is $-81 ($-967/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (25.5% below list).
• Recommended offer: $240k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 265 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $90k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 12277% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $239,853 (25.5% 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 202 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $337,995
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4451 Elijah Loop	0.18mi	2/2.0	1,299 (+0%)	12mo	$355,000	$273	81
4287 Fredda Ter	0.42mi	2/2.0	1,223 (-6%)	14mo	$265,000	$217	60
4280 Gale Ln	0.49mi	3/2.0 (+1)	1,440 (+11%)	1mo	$322,000	$224	52
3283 Dawn Pl	0.69mi	2/2.0	1,223 (-6%)	9mo	$275,000	$225	51
3222 Miller Stachler St	0.58mi	2/2.0	1,138 (-12%)	12mo	$297,000	$261	42
4415 Casey Ct	0.71mi	2/2.0	1,154 (-11%)	10mo	$279,000	$242	40
3234 Miller Stachler St	0.60mi	3/2.0 (+1)	1,392 (+8%)	21mo	$380,000	$273	37
2775 Navy Hill Cir	0.56mi	3/2.0 (+1)	1,476 (+14%)	13mo	$420,000	$285	35
2505 Drew Cir	0.74mi	3/2.0 (+1)	1,419 (+10%)	18mo	$385,000	$271	30
5514 Columbus Cir	0.73mi	2/2.0	1,440 (+11%)	22mo	$135,000	$94	29

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $170,012
• Equity at exit: $289,903

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $504,462
• Equity at exit: $625,187

Cash invested: $90,104 (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: 265
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$1,688
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-81

Break-even live

Break-even rent $2,501

Max offer price $307,566

Occupancy floor 98%

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: $80,450
• Closing costs: $9,654
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2910 Monument Way The Villages, FL	2.0	2.0	1494	$2,600	$1.74	21d	1	0.44mi
3359 Brianna Ln The Villages, FL	3.0	2.0	1584	$3,100	$1.96	21d	1	0.80mi
3412 Melissa Ln The Villages, FL	2.0	2.0	1148	$2,200	$1.92	21d	1	0.95mi
1016 Century Dr Wildwood, FL	2.0	2.0	1022	$1,399	$1.37	21d	1	1.37mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	21d	1	1.39mi
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	21d	1	1.46mi
605 Sunnyside Dr Wildwood, FL	2.0	2.0	900	$1,275	$1.42	21d	1	1.47mi

Listing history 9 events

1. 2026-05-23
   historical $2,380
2. 2026-05-19
   price $2,380
3. 2026-05-18
   price $321,800
4. 2026-05-06
   listed $2,600
5. 2026-04-15
   price $321,900
6. 2026-04-01
   price $326,900
7. 2025-11-06
   listed $347,900 Active
8. 2025-09-24
   listed $344,900 Active
9. 2024-07-12
   soldstatus $330,000

ⓘ 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: $1,845 · $154/mo
• Projected year-2 tax: $2,671 · $223/mo
• Expected delta: +$826/yr (+$69/mo · 44.7%)

ⓘ 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 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: $28,782
• − Mortgage interest: −$18,026
• − Property taxes: −$1,845
• − Insurance: −$1,609
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$9,361
• Taxable loss: −$6,664
• Est. tax savings @ 24.0%: +$1,599
• After-tax cash flow: $633/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

-99.3% since first listed

9 events — show timeline

• 2026-05-23 Rental Removed $2,380 STELLARMLS
• 2026-05-19 Price Changed $2,380 STELLARMLS
• 2026-05-18 Price Changed $321,800 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed for Rent $2,600 STELLARMLS
• 2026-04-15 Price Changed $321,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $326,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Listed $347,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-24 Listed $344,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-12 Sold (Public Records) $330,000 Public Records

Property tax history

-35.8%/yr

Latest (2025): $1,845 · -61.4% YoY. Source: county tax records.