1134 Fieldbrook Way · The Villages, FL 32163

$485,500

3 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 90 Days on market

Built 2012 5,624 sqft lot Est $474k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• ARV discount +6.4/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.8/10.0

Listing remarks

Designer BEGONIA model in The Village of Fernandina. .. Enjoy the Villages lifestyle here close to Bonifay Country Club and minutes away by golf cart to Brownwood and Lake Sumter Landing with fun nightly entertainment. 2 bedrooms plus a Den office room. Open, Split floorplan perfect for entertaining. The kitchen features designer cabinets, stainless steel appliances and a Solar tube for extra lighting. No Dining Room columns here! Spacious rear porch/lanai with sliding windows/screen to enjoy all year round. Owner is leaving the 65" TV, too. Comfortable, south facing paver patio out back with a roll-out awning for the sun protection. Inside Laundry room with ample storage cabinets. 2-c

Key facts

• Spacious rear porch
• Inside laundry room
• Roll-out awning

Tags

• DESIGNER BEGONIA MODEL
• CLOSE TO BONIFAY COUNTRY CLUB
• KITCHEN FEATURES SOLAR TUBE
• SPACIOUS REAR PORCH
• ROLL-OUT AWNING
• INSIDE LAUNDRY ROOM

Property features AI

Finance

• Other: CDD present; Unfurnished
• HOA & community: Community features include deed restrictions, golf course access, tennis courts, and golf cart friendly paths; Senior community; Association fee includes pool

Exterior

• Parking: Attached garage; 3-car garage (garage dimensions approx. 24 x 27); Driveway; Garage door opener; Golf cart garage
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Single-family residence; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Patio; Awnings; Rain gutters; Mature landscaping; Asphalt road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Split bedroom layout; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $486k.

Deal economics

• At list price, monthly cash flow is $-825 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (30.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (41.5% below list).
• Recommended offer: $284k (41.5% 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: 265 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $52k of equity ($3k loan paydown + $49k 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 ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $365k; 33% 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 $283,803 (41.5% 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 90 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.28%
• DSCR: 0.68
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $474,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3248 Killington Loop	0.33mi	3/2.0	1,842 (-1%)	3mo	$497,000	$270	80
3178 Killington Loop	0.25mi	3/2.0	1,939 (+4%)	6mo	$515,000	$266	76
3009 Olenda Dr	0.50mi	3/2.0	1,851 (-0%)	5mo	$418,000	$226	72
909 Vanilla Leaf Pl	0.44mi	3/2.0	1,939 (+4%)	1mo	$495,000	$255	71
3258 Sylewood Ave	0.55mi	3/2.0	1,956 (+5%)	1mo	$430,000	$220	65
3349 Countryside Path	0.71mi	3/2.0	1,855 (-0%)	4mo	$360,000	$194	64
3441 Fieldstone Path	0.65mi	3/2.0	1,907 (+2%)	3mo	$543,000	$285	63
2924 French Oak Ave	0.55mi	3/2.0	1,723 (-7%)	3mo	$410,000	$238	60
3406 Countryside Path	0.69mi	3/2.0	1,956 (+5%)	0mo	$415,000	$212	59
1326 Brinkley Ln	0.44mi	3/2.0	2,081 (+12%)	2mo	$495,000	$238	58
3416 Countryside Path	0.72mi	3/2.0	2,013 (+8%)	3mo	$630,000	$313	50
3389 Lazy Acres Ln	0.75mi	3/2.0	1,611 (-13%)	3mo	$429,000	$266	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: 19.1%
• Equity multiple: 2.56×
• Total profit: $211,745
• Equity at exit: $437,377

10-year hold

• IRR: 17.7%
• Equity multiple: 5.89×
• Total profit: $664,602
• Equity at exit: $943,220

Cash invested: $135,940 (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: 265
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,838 high
• Mortgage (P&I): −$2,546
• Tax from tax record: −$319 /mo · $3,823/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-825

Break-even live

Break-even rent $3,882

Max offer price $339,783

Occupancy floor —

Sensitivity live

Price	-10% $-550	-5% $-687	+0% $-825	+5% $-962	+10% $-1,100
Rent	-10% $-1,049	-5% $-937	+0% $-825	+5% $-713	+10% $-601
Rate	-1.0pp $-580	-0.5pp $-701	base $-825	+0.5pp $-951	+1.0pp $-1,079

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: $121,375
• Closing costs: $14,565
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3314 Abana Path Unit 1525266P The Villages, FL	3.0	2.0	1571	$1,770	$1.13	21d	1	0.27mi
3068 Islawild Way The Villages, FL	3.0	2.0	1542	$2,200	$1.43	21d	1	0.36mi
2875 Rain Lily Loop The Villages, FL	3.0	2.0	1965	$4,490	$2.28	21d	1	0.53mi
798 Journey Ln The Villages, FL	3.0	2.0	1551	$2,300	$1.48	21d	1	0.63mi
3394 Ridgewood Path The Villages, FL	3.0	2.0	1559	$4,000	$2.57	21d	1	0.80mi
1109 Alcove Loop The Villages, FL	3.0	2.0	1970	$3,000	$1.52	21d	1	0.88mi

Listing history 31 events

1. 2026-06-19
   days on market $485,500 Active 90 DOM
2. 2026-06-18
   days on market $485,500 Active 89 DOM
3. 2026-06-17
   days on market $485,500 Active 88 DOM
4. 2026-06-16
   days on market $485,500 Active 87 DOM
5. 2026-06-15
   days on market $485,500 Active 86 DOM
6. 2026-06-14
   days on market $485,500 Active 84 DOM
7. 2026-06-13
   days on market $485,500 Active 83 DOM
8. 2026-06-10
   days on market $485,500 Active 81 DOM
9. 2026-06-09
   days on market $485,500 Active 80 DOM
10. 2026-06-08
    days on market $485,500 Active 79 DOM
11. 2026-06-07
    days on market $485,500 Active 78 DOM
12. 2026-06-02
    days on market $485,500 Active 73 DOM
13. 2026-06-01
    days on market $485,500 Active 72 DOM
14. 2026-05-31
    days on market $485,500 Active 71 DOM
15. 2026-05-30
    days on market $485,500 Active 70 DOM
16. 2026-04-08
    price $485,500
17. 2026-03-21
    listed $499,900 Active
18. 2026-03-19
    historical
19. 2026-03-05
    listed $514,500 Active
20. 2026-02-22
    historical
21. 2026-02-22
    historical
22. 2026-01-15
    price $535,000
23. 2025-11-22
    listed $535,000 Active
24. 2025-11-21
    listed $549,000 Active
25. 2020-07-22
    soldstatus $365,000
26. 2020-07-10
    soldstatus $365,000 Sold
27. 2020-05-26
    status Pending
28. 2020-05-15
    status Active
29. 2020-05-14
    status Pending
30. 2020-05-05
    listed $374,900 Active
31. 2016-09-28
    soldstatus $320,000

ⓘ 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: $3,823 · $319/mo
• Projected year-2 tax: $4,030 · $336/mo
• Expected delta: +$206/yr (+$17/mo · 5.4%)

ⓘ 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 3/10 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: $34,056
• − Mortgage interest: −$27,196
• − Property taxes: −$3,823
• − Insurance: −$2,428
• − Repairs & maintenance: −$2,725
• − Management: −$2,725
• − Depreciation: −$14,124
• Taxable loss: −$18,963
• Est. tax savings @ 24.0%: +$4,551
• After-tax cash flow: $-5,347/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

+51.7% since first listed

16 events — show timeline

• 2026-04-08 Price Changed $485,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Listed $499,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $514,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Listing Removed — MARMLS
• 2026-01-15 Price Changed $535,000 MARMLS
• 2025-11-22 Listed $535,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Listed $549,000 MARMLS
• 2020-07-22 Sold (Public Records) $365,000 Public Records
• 2020-07-10 Sold (MLS) $365,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-05 Listed $374,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-28 Sold (Public Records) $320,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $3,823 · +0.3% YoY. Source: county tax records.