2085 Ironton Pl

The Villages, FL 32163

$348,500F

2 bd · 2.0 ba · 1,206 sqft · Built 2014 · SingleFamily · Pending · 28 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,422/mo
• Mortgage (P&I): −$1,828
• Tax + insurance: −$518
• HOA: −$204
• Vac / Maint / Mgmt: −$509
• Net cashflow: $-636/mo
• Annual: $-7,632/yr
• Cap rate: 4.10%
• Cash-on-cash: -7.82%
• DSCR: 0.65
• 1% rule: 0.69%
• Cash to close: $97,580

Investor read

• This is a 2-bed/2.0-bath single-family listed at $348k.
• 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).
• It's been on market 28 days — a 2% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $236k (32.2% below list) — sets the bar for cash-flow.
• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• 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).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.
• This rent runs 30% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.