2473 Buttonwood Run · The Villages, FL 32162

$335,000

3 bd · 2.0 ba · 1,463 sqft · SingleFamily public records · 130 Days on market

Built 2010 6,094 sqft lot Est $339k · at est. ↓ 1% since listing

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Why this score? — see what drove the D- 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 +10.9/30.0
• ARV discount +8.1/15.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW RANGE, DISHWASHER AND MICROWAVE COMING SOON!! Nice Price Reduction! New Exterior Paint. NEW Roof 2026. Beautiful block and stucco Allamanda home is located in The Village of Buttonwood. Located inbetween Sumter Landing Town Square and Brownwood. It is close to golf courses, shopping and dining. This is a 3/2 with a 2 car garage and a peaceful screened lanai looking out to nice landscaping for privacy. The flooring of this home is luxury vinyl throughout and tile in the wet areas, so no carpet! As you walk in, you will notice the vaulted ceilings to give it an open look as well as a solar tube in the Florida Room and laundry room. The kitchen has white appliances with a breakfast bar to

Key facts

• Dual walk-in closets
• Dual sinks
• Screened lanai

Tags

• SCREENED LANAI
• VAULTED CEILINGS
• SOLAR TUBE
• BREAKFAST BAR
• DUAL WALK-IN CLOSETS
• DUAL SINKS

Property features AI

Finance

• Other: CDD present; Unfurnished; Lease restrictions apply
• HOA & community: Has HOA (fee optional); Senior community; Cats and dogs allowed

Exterior

• Parking: Attached 2-car garage (19 x 19)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence (ALAMANDA model); One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.14 acre lot
• Exterior features: Rain gutters; Irrigation equipment; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Stone countertops
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Stone countertops; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry room; Electric dryer hookup; Washer; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (21.9% below list).
• Recommended offer: $262k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#431 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A; 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.
• Market conditions: Rents rising (+3.9%/yr); 550 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% of the median local income ($74k/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 $10k 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 130 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

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 $261,673 (21.9% 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 130 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
6. 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?
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 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: 0.78% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $339,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2473 Buttonwood Run	0.00mi	3/2.0	1,463 (0%)	0mo	$325,000	$222	100
2584 Buttonwood Run	0.27mi	3/2.0	1,488 (+2%)	0mo	$335,000	$225	84
2469 Eldon Pl	0.12mi	3/2.0	1,392 (-5%)	3mo	$323,900	$233	84
1812 Chancey Way	0.26mi	3/2.0	1,483 (+1%)	5mo	$370,000	$249	81
2046 Dalecroft Trl	0.43mi	3/2.0	1,488 (+2%)	4mo	$345,000	$232	74
1762 Meadowlark Ave	0.53mi	3/2.0	1,392 (-5%)	2mo	$325,000	$233	66
5219 County Road 125	0.24mi	3/2.0	1,676 (+15%)	4mo	$290,000	$173	61
1963 Ladyfish Ave	0.67mi	3/2.0	1,398 (-4%)	6mo	$350,000	$250	56
5434 County Road 122n	0.57mi	3/2.5	1,568 (+7%)	5mo	$239,000	$152	56
4806 E C 462	0.61mi	3/2.0	1,606 (+10%)	3mo	$600,000	$374	53
5272 County Road 114d	0.64mi	3/2.0	1,664 (+14%)	5mo	$265,000	$159	43
2070 Trout Ct	0.66mi	3/2.0	1,661 (+14%)	6mo	$375,000	$226	41

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 · 3.92% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-61,081
• Equity at exit: $49,950

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-54,933
• Equity at exit: $28,965

Cash invested: $93,800 (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 32162

• Home prices YoY: -6.9%
• Rents YoY: 3.9%
• Active inventory: 550
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$316 /mo · $3,787/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-145

Break-even live

Break-even rent $2,800

Max offer price $309,437

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-50	+0% $-145	+5% $-240	+10% $-334
Rent	-10% $-351	-5% $-248	+0% $-145	+5% $-41	+10% $62
Rate	-1.0pp $24	-0.5pp $-60	base $-145	+0.5pp $-232	+1.0pp $-320

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2280 Biscayne Ave The Villages, FL	3.0	2.0	1400	$4,000	$2.86	21d	1	0.92mi
2272 Vassar Ln The Villages, FL	3.0	2.0	1416	$2,500	$1.77	21d	1	0.93mi
5192 Hartwood Loop Wildwood, FL	3.0	2.0	1572	$2,590	$1.65	21d	1	0.99mi
8168 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,754	$1.33	21d	1	1.00mi
5222 Inglewood Dr Wildwood, FL	3.0	3.0	1693	$2,455	$1.45	21d	1	1.01mi
8128 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,699	$1.29	21d	1	1.02mi
5234 Inglewood Dr Wildwood, FL	3.0	3.0	1693	$2,475	$1.46	21d	1	1.02mi
8118 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,704	$1.29	21d	1	1.04mi
5255 Inglewood Dr Wildwood, FL	3.0	2.0	1638	$2,410	$1.47	21d	1	1.04mi
5336 Edgewater Way Unit 5336 Oxford, FL	3.0	2.0	1291	$2,000	$1.55	21d	1	1.06mi
8073 Patagonia Dr Wildwood, FL	3.0	3.0	1638	$2,645	$1.61	21d	1	1.08mi
2393 Carriage Hill Way The Villages, FL	3.0	2.0	1631	$4,300	$2.64	21d	1	1.08mi
8061 Patagonia Dr Wildwood, FL	3.0	2.0	1855	$2,585	$1.39	21d	1	1.09mi
8062 Rexwood Rd Wildwood, FL	3.0	3.0	1638	$2,345	$1.43	21d	1	1.09mi
2393 Highbanks Ct The Villages, FL	3.0	2.0	1522	$2,800	$1.84	21d	1	1.10mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	21d	1	1.16mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	21d	1	1.23mi
2192 Quinn Ln The Villages, FL	3.0	2.0	1611	$5,600	$3.48	21d	1	1.27mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	21d	1	1.35mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	21d	1	1.36mi
10457 Bethel PL Wildwood, FL	1.0–3.0	1.0–2.5	1293	$2,649	$2.05	21d	41	1.41mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,384	$2.20	21d	28	1.42mi
1623 Abernethy Pl The Villages, FL	3.0	2.0	1565	$4,800	$3.07	21d	1	1.43mi
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	21d	1	1.44mi
4980 Red Maple Ln Unit B1 Wildwood, FL	2.0	2.0	1095	$1,884	$1.72	21d	1	1.44mi

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-03-28
   price $335,000
3. 2025-12-19
   price $345,000
4. 2025-12-19
   listed $340,000 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: $3,787 · $316/mo
• Projected year-2 tax: $3,787 · $316/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,401
• − Mortgage interest: −$18,765
• − Property taxes: −$3,787
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − Depreciation: −$9,745
• Taxable loss: −$7,596
• Est. tax savings @ 24.0%: +$1,823
• After-tax cash flow: $86/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: 83,973
• Metro: The Villages, FL
• Population (ZIP): 55,424
• Household income: $74,119
• Rent vs Own: 7.1% rent · 92.9% own
• Severe rent burden: 987.0

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% Black 1%
• Common ancestry: Romanian 7% Slovak 4% Lithuanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -16.16%
• Current HPI: 218.1956
• Rent YoY: ▲ 3.92%
• 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

-1.5% since first listed

4 events — show timeline

• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Listed $340,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2025): $3,787 · +0.6% YoY. Source: county tax records.