7889 NE 42nd Ter · Wildwood, FL 34785

$235,000

4 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 23 Days on market

Built 1999 Est $235k · 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.4/15.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HONEY FOR THE MONEY! 1999 4/2/1 with 1248 square feet of living tucked on a 1/4 acre parcel and minutes to everything! Spacious eat in kitchen, attached one car garage, partial fencing and large rear yard. Take a peek and make an offer quick! See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

Key facts

• Large yard
• New septic system
• Updated flooring

Tags

• NEW ROOF
• NEW SEPTIC SYSTEM
• UPDATED FLOORING
• FRESH INTERIOR PAINT
• GATED REAR ACCESS
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 10 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 44% 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 23 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $46k; list at $235k implies a 415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,475 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.04% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $234,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Powell St	0.23mi	3/2.0 (-1)	1,167 (-6%)	3mo	$216,000	$185	71
905 Ida St	0.17mi	3/2.0 (-1)	1,162 (-7%)	11mo	$245,000	$211	66
608 Gray Ave	0.34mi	3/1.5 (-1)	1,204 (-4%)	13mo	$203,000	$169	61
7936 NE 42nd Ter	0.03mi	3/2.0 (-1)	1,092 (-12%)	15mo	$185,000	$169	60
502 Gray Ave	0.45mi	4/1.0	1,362 (+9%)	3mo	$226,000	$166	57
400 Jackson St	0.69mi	3/2.0 (-1)	1,176 (-6%)	5mo	$149,000	$127	49
4630 Parkview Ln	0.55mi	3/2.0 (-1)	1,408 (+13%)	3mo	$265,990	$189	46
600 W Clarke St	0.61mi	3/2.0 (-1)	1,092 (-12%)	1mo	$194,500	$178	45
8713 Triumph Cir	0.56mi	3/2.0 (-1)	1,408 (+13%)	3mo	$276,505	$196	45
4641 Parkview Ln	0.55mi	3/2.0 (-1)	1,408 (+13%)	4mo	$269,990	$192	44
4646 Parkview Ln	0.58mi	3/2.0 (-1)	1,408 (+13%)	6mo	$271,990	$193	41
8419 Clearway Dr	0.59mi	3/2.0 (-1)	1,408 (+13%)	8mo	$264,990	$188	40

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-8,505
• Equity at exit: $35,039

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $29,465
• 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: 8.0×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $471

Break-even live

Break-even rent $1,847

Max offer price $235,000

Occupancy floor 76%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	21d	1	0.64mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	21d	29	0.82mi
8362 Gower Trl Wildwood, FL	3.0	2.5	1464	$1,695	$1.16	21d	1	1.03mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	21d	22	1.09mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	21d	1	1.31mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	21d	44	1.34mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	21d	1	1.36mi
2280 Biscayne Ave The Villages, FL	3.0	2.0	1400	$4,000	$2.86	21d	1	1.37mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,384	$2.20	21d	28	1.37mi
2272 Vassar Ln The Villages, FL	3.0	2.0	1416	$2,500	$1.77	21d	1	1.42mi

Listing history 18 events

1. 2026-06-19
   days on market $235,000 Active 23 DOM
2. 2026-06-18
   days on market $235,000 Active 22 DOM
3. 2026-06-17
   days on market $235,000 Active 21 DOM
4. 2026-06-16
   days on market $235,000 Active 20 DOM
5. 2026-06-15
   days on market $235,000 Active 19 DOM
6. 2026-06-14
   days on market $235,000 Active 17 DOM
7. 2026-06-13
   days on market $235,000 Active 16 DOM
8. 2026-06-10
   days on market $235,000 Active 14 DOM
9. 2026-06-09
   days on market $235,000 Active 13 DOM
10. 2026-06-08
    days on market $235,000 Active 12 DOM
11. 2026-06-02
    days on market $235,000 Active 6 DOM
12. 2026-06-01
    days on market $235,000 Active 5 DOM
13. 2026-05-31
    days on market $235,000 Active 4 DOM
14. 2026-05-30
    days on market $235,000 Active 3 DOM
15. 2026-05-12
    listed $216,000 Active
16. 2016-02-02
    soldstatus $45,595 342-char remark

    Show marketing remark (342 chars)

    HONEY FOR THE MONEY! 1999 4/2/1 with 1248 square feet of living tucked on a 1/4 acre parcel and minutes to everything! Spacious eat in kitchen, attached one car garage, partial fencing and large rear yard. Take a peek and make an offer quick! See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

17. 2015-11-13
    listed $57,900 342-char remark

    Show marketing remark (342 chars)

    HONEY FOR THE MONEY! 1999 4/2/1 with 1248 square feet of living tucked on a 1/4 acre parcel and minutes to everything! Spacious eat in kitchen, attached one car garage, partial fencing and large rear yard. Take a peek and make an offer quick! See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

18. 1998-06-01
    soldstatus $9,000

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$402/yr (+$34/mo · 26.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 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: $29,323
• − Mortgage interest: −$13,164
• − Property taxes: −$1,548
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$6,836
• Taxable income: $1,908
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $5,196/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

+2300.0% since first listed

4 events — show timeline

• 2026-05-12 Listed $216,000 FSBO.com
• 2016-02-02 Sold (MLS) $45,595 RACC
• 2015-11-13 Listed $57,900 RACC
• 1998-06-01 Sold (Public Records) $9,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,548 · +3.0% YoY. Source: county tax records.