2001 Cipriano Pl · The Villages, FL 32159

$344,900

3 bd · 2.0 ba · 1,527 sqft · SingleFamily public records · 98 Days on market

Built 1999 8,177 sqft lot Est $359k · at est. $204/mo HOA · 7% 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 +11.6/30.0
• ARV discount +9.2/15.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BOND PAID! • UPGRADES COMPLETED! • MOVE IN READY! • ROOM FOR A POOL! • LOWER TAXES (Sumter County)! Discover the renowned VILLAGES LIFESTYLE in this AMARILLO Ranch home w/ 3 BR/ 2 BA/ 2 Car Garage & 1,527 SF, nestled on an OVERSIZED CORNER LOT in the VILLAGE of SANTO DOMINGO. LOCATION is all about convenience - only 8-10 mins to the US Hwy 441/27 COMMERCIAL CORRIDOR for shopping, dining, entertainment, healthcare, gas, banking, and more! Just a short golf cart ride away is Glenview Country Club & Championship Golf Course, Hacienda Hills Championship Golf Course, and Savannah, El Santiago & La Hacienda Recreation Centers. Enjoy nearby SPANISH SPRINGS &a

Key facts

• Oversized corner lot
• Screened front porch
• Room for a pool

Tags

• ROOM FOR A POOL
• OVERSIZED CORNER LOT
• CHAMPIONSHIP GOLF COURSE
• SCREENED FRONT PORCH
• ARCHITECTURAL SHINGLE ROOF
• LUXURY VINYL TILE FLOORING

Property features AI

Finance

• Other: Total building area noted; living area listed from public records; Number of rooms: 9; One lot; Lot dimensions approximately 90 x 91 (0.18 acres)
• Financial info: CDD present; Homestead exemption present; Lease restrictions apply
• HOA & community: Community features include deed restrictions, fitness center, pool, tennis courts, park, golf, golf carts allowed, irrigation with reclaimed water, street lights, and no truck/RV/motorcycle parking; Association amenities include pool, grounds maintenance and recreational facilities; Association rules include fence restrictions, gated entry and vehicle restrictions; Senior community; Pets allowed (dogs OK, number limit applies)

Exterior

• Parking: Attached 2-car garage (19 x 21); Driveway with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Broadband/high-speed internet available; Underground utilities
• Home design: Single family residence; One story; South facing; Entry level: One
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Builder model: Amarillo; Built as single-family residential
• Exterior features: Covered, enclosed and rear porches; Front porch; Patio; Awnings; Exterior lighting; Rain gutters; Mature landscaping with trees; Level, cleared and landscaped lot; Corner lot within city limits; Oversized paved lot; Public maintained asphalt roads; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone countertops; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Solid wood cabinets; Split bedroom layout; Stone counters; Thermostat; Walk-in closets; Blinds, drapes, rods and shades on windows; Attic; Florida room; Inside utility
• Laundry & utility: Laundry room inside; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (16.6% below list).
• Recommended offer: $288k (16.6% 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: 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 fast (+4.0%/yr); 586 active listings in the ZIP; 24 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 $2,877/mo this rent would consume 59% of the median local household income ($59k/yr) (locally 1047% 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 98 days — a 9% lower offer ($314k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,664 (16.6% 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. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $358,845
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2016 Claudio Ln	0.11mi	3/2.0	1,527 (0%)	3mo	$310,000	$203	92
1134 Salido Ave	0.40mi	3/2.0	1,542 (+1%)	1mo	$360,000	$233	79
2005 Claudio Ln	0.05mi	2/2.0 (-1)	1,389 (-9%)	0mo	$317,000	$228	77
1504 Avila Pl	0.30mi	3/2.0	1,452 (-5%)	1mo	$355,000	$244	77
2027 Cipriano Pl	0.16mi	3/2.0	1,392 (-9%)	3mo	$306,000	$220	75
1506 LA Frontera Ct	0.55mi	3/2.0	1,527 (0%)	2mo	$330,000	$216	73
1148 Chaparral Dr	0.31mi	3/2.0	1,392 (-9%)	0mo	$465,000	$334	71
1505 Alcaraz Pl	0.35mi	3/2.0	1,634 (+7%)	2mo	$384,000	$235	70
1110 Salido Ave	0.52mi	3/2.0	1,483 (-3%)	3mo	$435,000	$293	68
2412 Merida Cir	0.67mi	3/2.0	1,527 (0%)	2mo	$282,500	$185	67
2125 Zaragoza Pl	0.68mi	3/2.0	1,494 (-2%)	1mo	$370,000	$248	64
1312 Landeros Ln	0.57mi	3/2.0	1,392 (-9%)	3mo	$331,000	$238	56

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-59,566
• Equity at exit: $51,426

10-year hold

• IRR: -7.5%
• Equity multiple: 0.51×
• Total profit: $-47,750
• Equity at exit: $29,821

Cash invested: $96,572 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 586
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,877 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$144
• HOA: −$204
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-106

Break-even live

Break-even rent $3,010

Max offer price $326,237

Occupancy floor 99%

Sensitivity live

Price	-10% $90	-5% $-8	+0% $-106	+5% $-203	+10% $-301
Rent	-10% $-333	-5% $-219	+0% $-106	+5% $8	+10% $122
Rate	-1.0pp $68	-0.5pp $-18	base $-106	+0.5pp $-195	+1.0pp $-286

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	23d	1	0.20mi
1505 Doria Ln Lady Lake, FL	3.0	2.0	2048	$3,500	$1.71	23d	1	0.30mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	23d	1	0.51mi
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	23d	1	0.60mi
2137 Gerardo Ave Lady Lake, FL	3.0	2.0	1940	$5,600	$2.89	23d	1	0.74mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	23d	1	0.90mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	23d	1	0.95mi
2002 Salinas Ave Lady Lake, FL	3.0	2.0	1642	$5,500	$3.35	23d	1	0.96mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	23d	1	1.19mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	23d	1	1.21mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	23d	1	1.22mi
722 Camino del Rey Dr Lady Lake, FL	3.0	2.0	1205	$2,000	$1.66	23d	1	1.26mi
1522 Yucatan Way Unit 1525265P Lady Lake, FL	2.0	2.0	1732	$1,829	$1.06	23d	1	1.29mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$2,150	$2.09	23d	38	1.35mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	23d	1	1.37mi
1401 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1552	$1,999	$1.29	25d	1	1.41mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,991	$1.85	23d	36	1.42mi
17817 SE 115th Ct Unit 1 Summerfield, FL	3.0	2.0	2144	$2,300	$1.07	23d	1	1.42mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	23d	1	1.43mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	23d	1	1.46mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	23d	1	1.47mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	23d	1	1.47mi
17951 SE 115th Cir Summerfield, FL	3.0	2.0	1829	$2,100	$1.15	15d	1	1.48mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	23d	1	1.49mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: gaspool

Listing history 21 events

1. 2026-06-22
   days on market $344,900 Active 98 DOM
2. 2026-06-19
   days on market $344,900 Active 96 DOM
3. 2026-06-18
   days on market $344,900 Active 95 DOM
4. 2026-06-17
   days on market $344,900 Active 94 DOM
5. 2026-06-16
   days on market $344,900 Active 93 DOM
6. 2026-06-15
   days on market $344,900 Active 92 DOM
7. 2026-06-14
   days on market $344,900 Active 90 DOM
8. 2026-06-13
   days on market $344,900 Active 89 DOM
9. 2026-06-10
   days on market $344,900 Active 87 DOM
10. 2026-06-09
    days on market $344,900 Active 86 DOM
11. 2026-06-08
    days on market $344,900 Active 85 DOM
12. 2026-06-07
    days on market $344,900 Active 84 DOM
13. 2026-06-02
    days on market $344,900 Active 79 DOM
14. 2026-06-01
    days on market $344,900 Active 78 DOM
15. 2026-05-31
    days on market $344,900 Active 77 DOM
16. 2026-05-30
    days on market $344,900 Active 76 DOM
17. 2026-03-19
    status Active
18. 2026-02-04
    listed $344,900 Active
19. 2025-01-07
    soldstatus $350,000
20. 2021-08-06
    soldstatus $290,000
21. 2015-02-03
    soldstatus $199,000

ⓘ 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: $2,662 · $222/mo
• Projected year-2 tax: $2,863 · $239/mo
• Expected delta: +$201/yr (+$17/mo · 7.6%)

ⓘ 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 ≥109°F today · 21 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: $34,520
• − Mortgage interest: −$19,320
• − Property taxes: −$2,662
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,762
• − Management: −$2,762
• − HOA: −$2,448
• − Depreciation: −$10,033
• Taxable loss: −$7,191
• Est. tax savings @ 24.0%: +$1,726
• After-tax cash flow: $458/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: Lake County · 364,602 people
• City population: 83,973
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• Metro: Orlando-Kissimmee-Sanford, 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

+73.3% since first listed

5 events — show timeline

• 2026-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $344,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-07 Sold (Public Records) $350,000 Public Records
• 2021-08-06 Sold (Public Records) $290,000 Public Records
• 2015-02-03 Sold (Public Records) $199,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,662 · -26.8% YoY. Source: county tax records.