2085 Ironton Pl · The Villages, FL 32163

$348,500

2 bd · 2.0 ba · 1,206 sqft · SingleFamily public records · 28 Days on market

Built 2014 3,993 sqft lot Est $267k · 31% over $204/mo HOA · 8% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.5/10.0
• ARV discount +0.0/15.0

Listing remarks

I am pleased to present this turnkey Cambridge-style Courtyard Villa located in the sought-after Village of Hillsborough. This beautifully furnished and meticulously maintained home features mature landscaping, a covered front porch, and a leaded glass entry door. Inside, you will find high ceilings and engineered hardwood flooring installed in 2023. The bright, newly painted interior is complemented by large sliding doors and windows that lead to a private courtyard with low-maintenance landscaping and a screened lanai. The kitchen is equipped with ample storage, a pantry, and matching LG stainless steel appliances (new in 2023), along with a convenient breakfast area and pass-through to t

Key facts

• Covered front porch
• Mature landscaping
• High ceilings

Tags

• MATURE LANDSCAPING
• COVERED FRONT PORCH
• LEADED GLASS ENTRY DOOR
• HIGH CEILINGS
• ENGINEERED HARDWOOD FLOORING
• PRIVATE COURTYARD

Property features AI

Finance

• Other: CDD (Community Development District) present
• Financial info: Lease restrictions apply
• HOA & community: Community amenities include clubhouse, pool, fitness center, tennis courts, pickleball, basketball, shuffleboard, playground, park, trails, dog park, and golf; Community has deed restrictions, special community restrictions, vehicle restrictions, fence restrictions, and street lights; Golf carts allowed; No truck/RV/motorcycle parking; Association amenities include security and recreational facilities; Association fee includes pool, recreational facilities, and security; Senior community; Pets allowed; Association fees approximately $204/month (total annual ~$2,448)

Exterior

• Parking: Attached garage (1 car) with garage door opener; Garage dimensions approximately 18 x 23; Driveway; Off-street parking; Golf cart parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable and phone available; BB/HS internet available; Sprinkler recycled; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence; One story; Completed condition; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Builder model: Cambridge; Built as a completed home
• Exterior features: Covered front porch; Patio (screened); Outdoor lighting; Rain gutters; Sliding doors; Sprinkler (metered); Irrigation equipment; Mature landscaping; Landscaped, level lot near golf course; Paved driveway and roads

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric, Heat Pump); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Open floorplan; Solid wood cabinets; Thermostat; Walk-in closets; Window treatments (blinds, drapes, rods, insulated windows)
• Laundry & utility: Washer and dryer (laundry area in garage)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $348k.

Deal economics

• At list price, monthly cash flow is $-636 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (32.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (30.5% below list).
• Recommended offer: $236k (32.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#431 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment B+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Wildwood Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 940 students, 76% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 269 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 30% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $300k; 16% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,152 (32.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 4.10%
• Cash-on-cash: -7.82%
• DSCR: 0.65
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $266,526
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3734 Viscaya Ct	0.34mi	2/2.0	1,156 (-4%)	5mo	$257,500	$223	73
3780 Viscaya Ct	0.42mi	2/2.0	1,156 (-4%)	10mo	$294,900	$255	65
3764 Ivey Ter	0.40mi	2/2.0	1,156 (-4%)	13mo	$255,000	$221	63
5643 County Road 173	0.73mi	3/2.0 (+1)	1,188 (-2%)	12mo	$154,500	$130	49
5681 County Road 173	0.70mi	3/2.0 (+1)	1,144 (-5%)	16mo	$230,000	$201	40

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $149,420
• Equity at exit: $313,956

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $472,115
• Equity at exit: $677,059

Cash invested: $97,580 (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: 269
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,422 medium
• Mortgage (P&I): −$1,828
• Tax from tax record: −$373 /mo · $4,470/yr
• Insurance: −$145
• HOA: −$204
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-636

Break-even live

Break-even rent $3,227

Max offer price $236,152

Occupancy floor —

Sensitivity live

Price	-10% $-439	-5% $-537	+0% $-636	+5% $-735	+10% $-833
Rent	-10% $-827	-5% $-732	+0% $-636	+5% $-540	+10% $-445
Rate	-1.0pp $-460	-0.5pp $-547	base $-636	+0.5pp $-726	+1.0pp $-818

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: $87,125
• Closing costs: $10,455
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	23d	1	0.82mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	23d	1	1.03mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,469	$1.47	23d	22	1.24mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$1,874	$1.74	23d	44	1.39mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: landscaping

Listing history 14 events

1. 2026-06-16
   status $348,500 Pending 28 DOM
2. 2026-06-15
   days on market $348,500 Active 28 DOM
3. 2026-06-14
   days on market $348,500 Active 26 DOM
4. 2026-06-13
   days on market $348,500 Active 25 DOM
5. 2026-06-10
   days on market $348,500 Active 23 DOM
6. 2026-06-09
   days on market $348,500 Active 22 DOM
7. 2026-06-08
   days on market $348,500 Active 21 DOM
8. 2026-06-07
   days on market $348,500 Active 20 DOM
9. 2026-06-02
   statusdays on market $348,500 Active 15 DOM
10. 2026-05-20
    status Pending
11. 2026-05-06
    listed $348,500 Active
12. 2025-12-17
    historical
13. 2025-07-21
    listed $355,900 Active
14. 2023-03-27
    soldstatus $300,000

ⓘ 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: $4,470 · $373/mo
• Projected year-2 tax: $4,470 · $373/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $29,063
• − Mortgage interest: −$19,521
• − Property taxes: −$4,470
• − Insurance: −$1,742
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − HOA: −$2,448
• − Depreciation: −$10,138
• Taxable loss: −$13,907
• Est. tax savings @ 24.0%: +$3,338
• After-tax cash flow: $-4,294/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 — The Villages

• Score: 70/100
• State rank: #431
• US rank: #7363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Villages, 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

+16.2% since first listed

5 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $348,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Listed $355,900 Stellar MLS as Distributed by MLS Grid
• 2023-03-27 Sold (Public Records) $300,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $4,470 · -0.9% YoY. Source: county tax records.