1019 Golden Grove Dr · The Villages, FL 32162

$289,500

2 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 8 Days on market

Built 2006 6,148 sqft lot Est $276k · at est. $204/mo HOA · 8% 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).

• Cash flow +11.9/30.0
• ARV discount +5.3/15.0
• Schools +5.2/10.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ITS ALL ABOUT THE LOCATION AND HERE YOU HAVE IT. .. LOOK AT THIS ONE. .. 2/2 THE LAREDO RANCH HOME IN THE VILLAGES NEAR LAKE SUMTER LANDING. .. EASY COMMUTE TO MORSE BLVD. AND BUENA VISTA THAT TRAVELS ALL THE WAY THROUGH THE VILLAGES. .. HOME HAS A PRIVATE LANAITHAT HAS BEEN CONVERTED INTO A STUDY AND COULD BE USED AS A BEDROOM FOR YOUR FRIENDS AND FAMILY. .. HOME ALSO FEATURES NICE LIGHT AND BRIGHT FEEL WITH VAULTED CEILINGS, SPLIT BEDROOM AND A WORKABLE OPEN KITCHEN FOR YOU CHEFS OUT THERE. .. CALL FOR YOUR PRIVATE VIEWING TODAY. ..

Key facts

• 6,148 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Partially furnished; CDD present; Living area approx. 1,142 sq ft (public records); Building area total approx. 1,626 sq ft (public records)
• Financial info: Other annual assessment: $333
• HOA & community: The Villages association (monthly fee $204); Association amenities: fitness center, recreation facilities, security, shuffleboard, spa/hot tub, storage, tennis courts; Community features: deed restrictions, fitness center, golf, reclaimed irrigation water, pool, tennis courts; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1 car); Golf cart parking
• Security: Gated community; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Irrigation equipment
• Home design: Single-family residence; Triple wide; One story; Facing south; Slab foundation
• Construction: Frame construction; Shingle roof; Built on slab foundation
• Exterior features: Lighting; Rain gutters; Paved lot/drive

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Cathedral and vaulted ceilings; Ceiling fans; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-76 ($-908/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (13.6% below list).
• Recommended offer: $250k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% in The Villages — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising (+3.9%/yr); 551 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $9k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.

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 $250,015 (13.6% 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: 0.86% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $276,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Ridgeville Rd	0.08mi	2/2.0	1,156 (+5%)	3mo	$290,000	$251	85
1018 Ridgeville Rd	0.06mi	2/2.0	1,188 (+8%)	2mo	$280,000	$236	83
1798 Longwood Ct	0.16mi	2/2.0	1,138 (+4%)	6mo	$315,000	$277	82
1736 Watts Mill Way	0.09mi	2/2.0	1,156 (+5%)	7mo	$270,000	$234	81
1935 Mcconnells Ave	0.33mi	2/2.0	1,123 (+2%)	0mo	$315,000	$280	81
1994 Orangeburg Ter	0.56mi	2/2.0	1,142 (+4%)	1mo	$265,000	$232	66
1953 Greeleyville Ter	0.33mi	2/2.0	1,196 (+9%)	4mo	$319,900	$267	66
1083 Jackson St	0.38mi	2/2.0	1,187 (+8%)	4mo	$264,000	$222	66
2023 Thurmond Ave	0.54mi	2/2.0	1,156 (+5%)	4mo	$267,000	$231	63
1991 Johnson Ct	0.52mi	2/2.0	1,156 (+5%)	6mo	$205,000	$177	63
1524 Conway Ct	0.42mi	2/2.0	1,196 (+9%)	5mo	$312,000	$261	62
1052 Jackson St	0.36mi	2/2.0	1,258 (+14%)	0mo	$405,200	$322	59

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-49,328
• Equity at exit: $43,165

10-year hold

• IRR: -7.3%
• Equity multiple: 0.52×
• Total profit: $-39,119
• Equity at exit: $25,031

Cash invested: $81,060 (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: 551
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,500 high
• Mortgage (P&I): −$1,518
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$121
• HOA: −$204
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-76

Break-even live

Break-even rent $2,596

Max offer price $276,128

Occupancy floor 98%

Sensitivity live

Price	-10% $88	-5% $6	+0% $-76	+5% $-158	+10% $-240
Rent	-10% $-273	-5% $-174	+0% $-76	+5% $23	+10% $122
Rate	-1.0pp $70	-0.5pp $-2	base $-76	+0.5pp $-151	+1.0pp $-227

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: $72,375
• Closing costs: $8,685
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Ridgeville Rd The Villages, FL	2.0	2.0	1188	$2,475	$2.08	23d	1	0.07mi
2014 Johnson Ct The Villages, FL	2.0	2.0	1156	$2,000	$1.73	23d	1	0.57mi
470 Oboe Way The Villages, FL	2.0	2.0	1240	$2,200	$1.77	23d	1	1.08mi
2368 McClellanville Ter The Villages, FL	2.0	2.0	1142	$4,800	$4.20	23d	1	1.18mi
445 Corbett Dr The Villages, FL	2.0	2.0	1100	$2,700	$2.45	23d	1	1.19mi
2372 Travis Pl The Villages, FL	2.0	2.0	1188	$2,000	$1.68	23d	1	1.26mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	23d	1	1.30mi
2383 Camden Ter The Villages, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	1.35mi
1240 Pageland Way The Villages, FL	2.0	2.0	1100	$2,400	$2.18	23d	1	1.44mi
1315 Fort Lawn Loop The Villages, FL	2.0	2.0	1392	$4,500	$3.23	23d	1	1.50mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 8 events

1. 2026-06-22
   days on market $289,500 Active 8 DOM
2. 2026-06-19
   days on market $289,500 Active 6 DOM
3. 2026-06-18
   days on market $289,500 Active 5 DOM
4. 2026-06-17
   days on market $289,500 Active 4 DOM
5. 2026-06-16
   days on market $289,500 Active 3 DOM
6. 2026-06-15
   days on market $289,500 Active 2 DOM
7. 2026-06-14
   remarks 689-char remark
8. 2026-06-14
   listed $289,500 Active 1 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: $2,496 · $208/mo
• Projected year-2 tax: $2,496 · $208/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: $30,002
• − Mortgage interest: −$16,217
• − Property taxes: −$2,496
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$2,448
• − Depreciation: −$8,422
• Taxable loss: −$5,829
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $491/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

+78.2% since first listed

8 events — show timeline

• 2026-06-13 Listed $289,500 Stellar MLS as Distributed by MLS Grid
• 2023-01-05 Sold (Public Records) $299,000 Public Records
• 2014-04-02 Sold (Public Records) $173,000 Public Records
• 2014-03-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-03-28 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2013-09-11 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2013-09-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2007-05-23 Sold (Public Records) $162,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,496 · +0.8% YoY. Source: county tax records.