403 Terry St · Wildwood, FL 34785

$235,000

4 bd · 2.0 ba · 1,344 sqft · MultiFamily public records · 158 Days on market

Built 1979 5,000 sqft lot

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +5.2/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

INVESTOR OPPORTUNITY! PRICE JUST REDUCED, Don't miss this incredible fully remodeled duplex in a community with NO HOA, NO CDD and allows you short-term and long term rental. Or you can Live in one and rent the other for extra income! Extremely low taxes, Corner lot. This property features brand new kitchens and bathrooms, fresh interior paint, new tankless water heaters, new AC units, and new refrigerators, stoves and exhaust fans in both units. The owner also added a new outdoor shed for your laundry and storage. Priced to sell- this income property won't last, call today!

Key facts

• No cdd
• Short term rental
• Long term rental

Tags

• FULLY REMODELED DUPLEX
• NO HOA
• NO CDD
• SHORT TERM RENTAL
• LONG TERM RENTAL
• CORNER LOT

Property features AI

Finance

• Other: Zoning: X
• Financial info: Property type: Residential income; Duplex with 2 units; Annual net income reported (value listed in records); Pro forma rent shown: $1,100 per unit
• HOA & community: No HOA; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex residential income property; Single building (one structure); Lot approximately 50 x 100 (0.11 acres); Paved road access
• Construction: Block construction; Shingle roof; Block foundation; Built as part of existing residential income structure
• Exterior features: On-site storage

Interior

• Kitchen: Pro forma rent indicates kitchens included in each unit (market rent shown)
• Bedrooms: 4 bedrooms total; Two 2-bedroom units (each unit configured as 2 bedrooms)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined; Window treatments
• Laundry & utility: Outdoor laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive. Per door: $158/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (5.2% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 8 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 40% 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 $2k of loan paydown is wiped out by about $7k 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 158 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $195k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-18,418
• Equity at exit: $35,039

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $8,127
• Equity at exit: $20,319

Cash invested: $65,800 (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: 17.6×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $315

Break-even live

Break-even rent $1,829

Max offer price $235,000

Occupancy floor 81%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,228
Total (2 units)			$2,228

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Stanley Ave Wildwood, FL	3.0	2.0	1611	$2,300	$1.43	21d	1	0.65mi
8362 Gower Trl Wildwood, FL	3.0	2.5	1464	$1,695	$1.16	21d	1	1.24mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	21d	44	1.27mi
8396 Gower Trl Unit 1 Wildwood, FL	3.0	2.5	1707	$1,795	$1.05	21d	1	1.27mi
3234 Evenmore Way Wildwood, FL	4.0	2.0	1824	$2,100	$1.15	21d	1	1.38mi
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	21d	1	1.39mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	21d	22	1.42mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	21d	29	1.47mi

Listing history 50 events

1. 2026-06-19
   days on market $235,000 Active 158 DOM
2. 2026-06-18
   days on market $235,000 Active 157 DOM
3. 2026-06-17
   days on market $235,000 Active 156 DOM
4. 2026-06-16
   days on market $235,000 Active 155 DOM
5. 2026-06-15
   days on market $235,000 Active 154 DOM
6. 2026-06-14
   days on market $235,000 Active 152 DOM
7. 2026-06-13
   days on market $235,000 Active 151 DOM
8. 2026-06-10
   days on market $235,000 Active 149 DOM
9. 2026-06-09
   days on market $235,000 Active 148 DOM
10. 2026-06-08
    days on market $235,000 Active 147 DOM
11. 2026-06-07
    days on market $235,000 Active 146 DOM
12. 2026-06-02
    days on market $235,000 Active 141 DOM
13. 2026-06-01
    days on market $235,000 Active 140 DOM
14. 2026-05-31
    days on market $235,000 Active 139 DOM
15. 2026-05-30
    days on market $235,000 Active 138 DOM
16. 2026-03-06
    price $235,000
17. 2026-01-20
    status Active
18. 2026-01-15
    status Pending
19. 2026-01-07
    listed $239,000 Active
20. 2025-03-25
    listed $247,000 Active
21. 2025-01-15
    historical
22. 2024-07-20
    listed $249,000 Active
23. 2023-06-14
    soldstatus $195,000
24. 2023-06-05
    soldstatus $195,000 Closed
25. 2023-05-09
    status Pending
26. 2023-03-21
    status Active
27. 2023-03-21
    status Active
28. 2023-03-13
    status Pending
29. 2023-03-13
    status Pending
30. 2023-01-23
    status Active
31. 2023-01-23
    status Active
32. 2023-01-19
    status Pending
33. 2023-01-19
    status Pending
34. 2023-01-11
    listed $225,000 Active
35. 2023-01-11
    listed $225,000 Active
36. 2020-02-25
    soldstatus $118,000
37. 2020-02-07
    soldstatus $118,000 Sold
38. 2019-12-07
    status Pending
39. 2019-12-02
    listed $129,000 Active
40. 2019-12-01
    historical
41. 2019-05-27
    listed $120,000 Active
42. 2017-10-10
    historical
43. 2017-08-26
    price $100,000
44. 2017-08-26
    status Active
45. 2017-07-12
    historical
46. 2017-06-17
    status Active
47. 2017-06-08
    status Pending
48. 2017-06-06
    listed $80,000 Active
49. 2017-06-05
    historical
50. 2017-06-05
    listed $80,000 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: $1,376 · $115/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$575/yr (+$48/mo · 41.8%)

ⓘ 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 5 d/yr ≥108°F today · 16 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: $26,736
• − Mortgage interest: −$13,164
• − Property taxes: −$1,376
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$6,836
• Taxable loss: −$93
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $3,805/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

+1416.1% since first listed

46 events — show timeline

• 2026-03-06 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-25 Listed $247,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-20 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-14 Sold (Public Records) $195,000 Public Records
• 2023-06-05 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-03-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-11 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-11 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-25 Sold (Public Records) $118,000 Public Records
• 2020-02-07 Sold (MLS) $118,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-12-02 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-05-27 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-08-26 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-07-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-06-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-06-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-06-06 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-06-05 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-04-07 Price Changed $18,900 Stellar MLS as Distributed by MLS Grid
• 2014-03-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-02-05 Listed $20,900 Stellar MLS as Distributed by MLS Grid
• 2013-11-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-10-21 Listed $19,800 Stellar MLS as Distributed by MLS Grid
• 2010-01-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-07-14 Listed $11,500 Stellar MLS as Distributed by MLS Grid
• 2003-12-18 Sold (Public Records) $27,500 Public Records
• 2003-02-26 Sold (Public Records) $15,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,376 · +7.4% YoY. Source: county tax records.