2367 Camden Ter · The Villages, FL 32162

$349,900

3 bd · 2.0 ba · 1,397 sqft · SingleFamily public records · 16 Days on market

Built 2006 4,349 sqft lot Est $342k · 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).

• Cash flow +12.3/30.0
• ARV discount +6.5/15.0
• Schools +5.2/10.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. TURNKEY + GOLF CART INCLUDED! Welcome to this charming Bonita Model Courtyard Villa located in the highly desirable Rosedale Villas in the Village of Duval. This beautifully maintained 3-bedroom, 2-bath home offers the perfect blend of comfort, style, and low-maintenance living—ideal for enjoying everything The Villages lifestyle has to offer. Step inside to an open, light-filled floor plan featuring updated laminate and tile flooring throughout, creating a clean, modern feel with easy upkeep. The spacious living and dining areas flow seamlessly through sliding glass doors to the covered lanai and private courtyard, perfect for indoor-outdoor li

Key facts

• Covered lanai
• Tile flooring
• Abundant cabinetry

Tags

• GOLF CART INCLUDED
• COVERED LANAI
• PRIVATE COURTYARD
• UPDATED LAMINATE FLOORING
• TILE FLOORING
• ABUNDANT CABINETRY

Property features AI

Finance

• Other: Turnkey furnished option available
• Financial info: Other annual assessment applies
• HOA & community: Community amenities include golf course, pool, pickleball courts, shuffleboard courts and recreation facilities; Community mailbox; Deed restrictions; Golf carts allowed; Irrigation with reclaimed water; Senior community; Pets allowed (cats and dogs); CDD present

Exterior

• Parking: Attached garage (1 car), garage dimensions approximately 16x21
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; BB/HS internet available; Sewer connected; Sprinkler recycled; Underground utilities
• Home design: Residential villa; One story; Southeast facing; Entry level on one floor
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built with common residential materials
• Exterior features: Sliding doors; Metered sprinkler system; Irrigation equipment; Paved public-maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floorplan; Walk-in closets; Blinds and drapes; Smoke detector(s)
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-66 ($-797/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (17.9% below list).
• Recommended offer: $287k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 16 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).
• At $2,873/mo this rent would consume 47% of the median local household income ($74k/yr) (locally 987% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 16 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 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 $195k; list at $350k implies a 80% gain — meaningful room to come down on a strong offer.

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 $287,345 (17.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $342,265
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2367 Camden Ter	0.00mi	3/2.0	1,397 (0%)	1mo	$342,000	$245	99
2588 English Ivy Cir	0.49mi	2/2.0 (-1)	1,388 (-1%)	1mo	$265,000	$191	71
2049 Duval Ct	0.67mi	3/2.0	1,397 (0%)	2mo	$325,000	$233	67
1098 Burnettown Pl	0.69mi	3/2.0	1,398 (+0%)	3mo	$359,000	$257	66
2348 Midnight Pass Ct	0.41mi	3/2.0	1,521 (+9%)	2mo	$449,900	$296	65
2677 English Ivy Cir	0.33mi	3/2.0	1,240 (-11%)	1mo	$299,900	$242	65
1561 Tallowtree Dr	0.41mi	3/2.0	1,527 (+9%)	1mo	$349,900	$229	65
2752 Iris Way	0.57mi	3/2.0	1,492 (+7%)	1mo	$460,000	$308	61
2507 Everwood Ct	0.20mi	2/2.0 (-1)	1,188 (-15%)	3mo	$305,000	$257	58
2002 Cedar Ridge Pl	0.74mi	2/2.0 (-1)	1,382 (-1%)	3mo	$298,000	$216	56
1397 Eagle Ridge Dr	0.69mi	3/2.0	1,488 (+6%)	2mo	$500,500	$336	55
2123 Heather Hill Loop	0.50mi	3/2.0	1,565 (+12%)	3mo	$330,000	$211	54

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-58,253
• Equity at exit: $52,171

10-year hold

• IRR: -6.9%
• Equity multiple: 0.54×
• Total profit: $-44,979
• Equity at exit: $30,253

Cash invested: $97,972 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,873 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$356 /mo · $4,269/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-66

Break-even live

Break-even rent $2,958

Max offer price $338,164

Occupancy floor 97%

Sensitivity live

Price	-10% $132	-5% $33	+0% $-66	+5% $-165	+10% $-265
Rent	-10% $-293	-5% $-180	+0% $-66	+5% $47	+10% $161
Rate	-1.0pp $110	-0.5pp $23	base $-66	+0.5pp $-157	+1.0pp $-249

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2383 Camden Ter The Villages, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	0.01mi
2372 Travis Pl The Villages, FL	2.0	2.0	1188	$2,000	$1.68	23d	1	0.10mi
2368 McClellanville Ter The Villages, FL	2.0	2.0	1142	$4,800	$4.20	23d	1	0.25mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	23d	1	0.29mi
1623 Abernethy Pl The Villages, FL	3.0	2.0	1565	$4,800	$3.07	23d	1	0.77mi
2014 Johnson Ct The Villages, FL	2.0	2.0	1156	$2,000	$1.73	23d	1	0.78mi
2192 Quinn Ln The Villages, FL	3.0	2.0	1611	$5,600	$3.48	23d	1	1.16mi
731 Baisley Trl The Villages, FL	2.0	2.0	1512	$4,500	$2.98	23d	1	1.19mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,384	$2.20	23d	28	1.26mi
2272 Vassar Ln The Villages, FL	3.0	2.0	1416	$2,500	$1.77	23d	1	1.30mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	23d	1	1.32mi
2280 Biscayne Ave The Villages, FL	3.0	2.0	1400	$4,000	$2.86	23d	1	1.34mi
2393 Highbanks Ct The Villages, FL	3.0	2.0	1522	$2,800	$1.84	23d	1	1.35mi
1009 Ridgeville Rd The Villages, FL	2.0	2.0	1188	$2,475	$2.08	23d	1	1.43mi
2393 Carriage Hill Way The Villages, FL	3.0	2.0	1631	$4,300	$2.64	23d	1	1.47mi
3068 Islawild Way The Villages, FL	3.0	2.0	1542	$2,200	$1.43	23d	1	1.49mi

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-13
   listed $349,900 Active
3. 2025-08-26
   historical
4. 2025-07-10
   price $337,000
5. 2025-02-10
   listed $350,000 Active
6. 2013-10-24
   soldstatus $194,900

ⓘ 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: $4,269 · $356/mo
• Projected year-2 tax: $4,269 · $356/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: $34,481
• − Mortgage interest: −$19,600
• − Property taxes: −$4,269
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − Depreciation: −$10,179
• Taxable loss: −$6,833
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $843/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

+79.5% since first listed

6 events — show timeline

• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $337,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-24 Sold (Public Records) $194,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,269 · -1.1% YoY. Source: county tax records.