3323 Abana Path · The Villages, FL 32163

$358,000

3 bd · 2.0 ba · 1,559 sqft · SingleFamily public records · 17 Days on market

Built 2013 5,491 sqft lot Est $382k · 6% under $334/mo HOA · 13% of rent

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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).

• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.7/10.0

Listing remarks

One or more photo(s) has been virtually staged. Discover 3323 Abana Path, a residence designed for everyday comfort and practical living. The primary bathroom includes double sinks, complementing the spacious walk in closet within the primary bedroom, together providing enhanced personal utility. A covered patio extends the usable living space outdoors. This home truly brings together comfort and thoughtful functionality. . Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Covered patio
• Walk in closet

Tags

• COVERED PATIO
• DOUBLE SINKS
• WALK IN CLOSET

Property features AI

Finance

• Other: Total living area approximately 1,559 (public records)
• Financial info: Lease restrictions apply
• HOA & community: Monthly association fee of $334; Association requires approval; Association fee includes access to pool and other amenities; The Village Community Development District; Pets allowed (weight limits apply)

Exterior

• Parking: Driveway; Attached garage with 1 garage space
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Water service available
• Home design: Single family residence; One story; Faces northwest; Residential zoning
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on 0.13 acre lot
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Appliances included: Other
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combo; Electric water heater; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $358k.

Deal economics

• At list price, monthly cash flow is $-615 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (29.3% below list).
• Recommended offer: $249k (30.3% 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; 7 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 31% 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($353k) 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 $249,353 (30.3% 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: 0.71% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.36%
• DSCR: 0.67
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $381,955
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Hollyhock Way	0.13mi	3/2.0	1,536 (-2%)	1mo	$369,900	$241	91
3207 Islawild Way	0.51mi	3/2.0	1,508 (-3%)	5mo	$392,000	$260	66
3630 Anvil Ave	0.58mi	3/2.0	1,589 (+2%)	5mo	$375,000	$236	66
3394 Ridgewood Path	0.66mi	3/2.0	1,559 (0%)	5mo	$382,500	$245	65
3632 Ukulele St	0.59mi	3/2.0	1,597 (+2%)	5mo	$375,000	$235	64
909 Abaco Path	0.55mi	3/2.0	1,488 (-5%)	3mo	$373,000	$251	64
3389 Lazy Acres Ln	0.67mi	3/2.0	1,611 (+3%)	3mo	$429,000	$266	60
852 Sapphire Pl	0.50mi	3/2.0	1,407 (-10%)	3mo	$335,000	$238	58
871 Amber Ct	0.48mi	3/2.0	1,357 (-13%)	0mo	$334,900	$247	56
935 Wren St	0.53mi	3/2.0	1,357 (-13%)	1mo	$348,000	$256	53
3448 Inverary Ave	0.65mi	3/2.0	1,392 (-11%)	3mo	$330,000	$237	50
3085 Baffie Ct	0.71mi	2/2.0 (-1)	1,348 (-14%)	1mo	$275,000	$204	39

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: $155,929
• Equity at exit: $322,515

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $490,234
• Equity at exit: $695,515

Cash invested: $100,240 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$1,877
• Tax from tax record: −$253 /mo · $3,032/yr
• Insurance: −$149
• HOA: −$334
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-615

Break-even live

Break-even rent $3,308

Max offer price $249,353

Occupancy floor —

Sensitivity live

Price	-10% $-412	-5% $-514	+0% $-615	+5% $-716	+10% $-818
Rent	-10% $-815	-5% $-715	+0% $-615	+5% $-515	+10% $-415
Rate	-1.0pp $-435	-0.5pp $-524	base $-615	+0.5pp $-708	+1.0pp $-802

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: $89,500
• Closing costs: $10,740
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	23d	1	0.03mi
3068 Islawild Way The Villages, FL	3.0	2.0	1542	$2,200	$1.43	23d	1	0.50mi
964 Wren St The Villages, FL	2.0	2.0	1161	$2,200	$1.89	23d	1	0.54mi
3394 Ridgewood Path The Villages, FL	3.0	2.0	1559	$4,000	$2.57	23d	1	0.68mi
2875 Rain Lily Loop The Villages, FL	3.0	2.0	1965	$4,490	$2.28	23d	1	0.75mi
798 Journey Ln The Villages, FL	3.0	2.0	1551	$2,300	$1.48	23d	1	0.79mi
1109 Alcove Loop The Villages, FL	3.0	2.0	1970	$3,000	$1.52	23d	1	1.15mi

HOA detail

• Monthly dues: $334 · $4,008/yr

Listing history 13 events

1. 2026-06-22
   days on market $358,000 Active 17 DOM
2. 2026-06-19
   days on market $358,000 Active 15 DOM
3. 2026-06-18
   days on market $358,000 Active 14 DOM
4. 2026-06-17
   days on market $358,000 Active 13 DOM
5. 2026-06-16
   days on market $358,000 Active 12 DOM
6. 2026-06-15
   days on market $358,000 Active 11 DOM
7. 2026-06-14
   days on market $358,000 Active 9 DOM
8. 2026-06-13
   days on market $358,000 Active 8 DOM
9. 2026-06-10
   days on market $358,000 Active 6 DOM
10. 2026-06-09
    days on market $358,000 Active 5 DOM
11. 2026-06-08
    days on market $358,000 Active 4 DOM
12. 2026-06-07
    remarks 480-char remark
13. 2026-06-07
    listed $358,000 Active 3 DOM

ⓘ 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: $3,032 · $253/mo
• Projected year-2 tax: $3,032 · $253/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 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: $30,352
• − Mortgage interest: −$20,054
• − Property taxes: −$3,032
• − Insurance: −$1,790
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − HOA: −$4,008
• − Depreciation: −$10,415
• Taxable loss: −$13,802
• Est. tax savings @ 24.0%: +$3,313
• After-tax cash flow: $-4,068/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): 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

1 event — show timeline

• 2026-06-04 Listed $358,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $3,032 · +0.6% YoY. Source: county tax records.