3188 Hudson Ct · The Villages, FL 32162

$335,500

3 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 62 Days on market

Built 2001 5,400 sqft lot Est $384k · 13% under $204/mo HOA · 6% of rent ↓ 2% since listing

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Why this score? — see what drove the C 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 +19.7/30.0
• ARV discount +13.2/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to this lovely move in ready home in Polo Ridge of the Villages. Features 3 bedrooms, 2 baths, 2 car garage and 1662 living sq ft. Roof replaced in 2019 with Owens Corning Duration Shingles. Great curb appeal greets you. An open floor plan with split bedrooms and laminate flooring throughout as well as plantation shutters. Updated eat in kitchen with granite countertops and gas oven. Natural gas powers the oven, heat and water heater. Laundry room opens to both the garage and primary walk in closet for convenience. Enclosed Florida room on the back with a screened lanai off of it. Gated community with garbage included with dues. Enjoy the endl

Key facts

• Gas oven
• Screened lanai
• Granite countertops

Tags

• ROOF REPLACED IN 2019
• GRANITE COUNTERTOPS
• GAS OVEN
• LAUNDRY ROOM OPENS TO GARAGE
• ENCLOSED FLORIDA ROOM
• SCREENED LANAI

Property features AI

Finance

• Other: Property type: Residential — Single family residence; Lot size approximately 0.12 acre (60 x 90); Living area reported as 1,662 sq ft; total building area 2,157 sq ft
• HOA & community: Monthly HOA fee ($204); Association: The Villages District Office; HOA amenities: Clubhouse, Golf course, Pool; Senior community; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Natural gas available and connected; Underground utilities
• Home design: Single family residence; One story; East-facing
• Construction: Block construction; Shingle roof; Block and slab foundation; Built as completed (existing home)
• Exterior features: Rain gutters; Mature landscaping; Street dead-end lot; Paved road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Disposal; Stone and solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Solid surface counters; Stone counters; Walk-in closets
• Laundry & utility: Inside laundry room; Washer; Dryer; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $336k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $336k).
• Recommended offer: $315k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.0% in The Villages — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Rents rising (+3.9%/yr); 551 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $3,406/mo this rent would consume 55% 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 62 days — a 6% lower offer ($315k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,370 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.02% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $383,922
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3109 Archer Ave	0.25mi	3/2.0	1,600 (-4%)	2mo	$400,000	$250	80
3189 Atwell Ave	0.15mi	3/2.0	1,477 (-11%)	0mo	$315,000	$213	74
935 Kenova Ave	0.36mi	3/2.0	1,572 (-5%)	1mo	$397,000	$253	74
3177 Williams Rd	0.06mi	3/2.0	1,894 (+14%)	2mo	$420,000	$222	72
3249 Mansfield St	0.29mi	3/2.0	1,527 (-8%)	1mo	$336,000	$220	72
3001 Sandy Ln	0.42mi	3/2.0	1,542 (-7%)	0mo	$320,220	$208	68
3067 Melville Loop	0.62mi	3/2.0	1,527 (-8%)	1mo	$370,000	$242	57
3040 Batally Ct	0.71mi	3/2.0	1,512 (-9%)	2mo	$350,000	$231	50
1958 Somerset Ave	0.72mi	3/2.0	1,879 (+13%)	2mo	$438,500	$233	43
1253 Addison Ave	0.73mi	3/2.0	1,437 (-14%)	2mo	$348,000	$242	42
3065 Batally Ct	0.71mi	3/2.0	1,906 (+15%)	1mo	$275,000	$144	42
1252 Weaton Ct	0.72mi	3/2.0	1,905 (+15%)	2mo	$330,000	$173	40

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-26,245
• Equity at exit: $50,024

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $22,672
• Equity at exit: $29,008

Cash invested: $93,940 (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 32162

• Home prices YoY: -6.9%
• Rents YoY: 3.9%
• Active inventory: 551
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,406 high
• Mortgage (P&I): −$1,759
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$140
• HOA: −$204
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $391

Break-even live

Break-even rent $2,911

Max offer price $335,500

Occupancy floor 84%

Sensitivity live

Price	-10% $581	-5% $486	+0% $391	+5% $296	+10% $201
Rent	-10% $122	-5% $256	+0% $391	+5% $525	+10% $660
Rate	-1.0pp $560	-0.5pp $476	base $391	+0.5pp $304	+1.0pp $216

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: $83,875
• Closing costs: $10,065
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	22d	1	0.09mi
3301 Archer Ave The Villages, FL	2.0	2.0	2117	$5,000	$2.36	22d	1	0.13mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	22d	1	0.25mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	22d	1	0.34mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	22d	1	0.34mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	22d	1	0.38mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	22d	1	0.59mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	22d	10	0.62mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	22d	1	0.68mi
424 Bowman Ter The Villages, FL	3.0	2.0	2000	$5,400	$2.70	22d	1	0.70mi
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	22d	1	0.75mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	22d	1	0.77mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	22d	1	0.81mi
12362 NE 50th Vw Oxford, FL	4.0	4.0	1929	$2,300	$1.19	22d	1	0.94mi
12580 NE 49th Dr Oxford, FL	3.0	2.0	1940	$2,400	$1.24	22d	1	1.02mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	22d	15	1.06mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	22d	1	1.09mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	22d	1	1.10mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	22d	1	1.16mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	22d	1	1.49mi

HOA detail

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

Listing history 11 events

1. 2026-06-14
   statusdays on market $335,500 Pending 62 DOM
2. 2026-06-13
   days on market $335,500 Active 61 DOM
3. 2026-06-10
   days on market $335,500 Active 59 DOM
4. 2026-06-09
   days on market $335,500 Active 58 DOM
5. 2026-06-08
   days on market $335,500 Active 57 DOM
6. 2026-06-07
   days on market $335,500 Active 56 DOM
7. 2026-06-03
   price $335,500 Active 51 DOM
8. 2026-06-02
   days on market $342,500 Active 51 DOM
9. 2026-06-01
   days on market $342,500 Active 50 DOM
10. 2026-05-31
    days on market $342,500 Active 49 DOM
11. 2026-05-30
    days on market $342,500 Active 48 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: $2,357 · $196/mo
• Projected year-2 tax: $2,785 · $232/mo
• Expected delta: +$428/yr (+$36/mo · 18.2%)

ⓘ 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 · 22 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: $40,869
• − Mortgage interest: −$18,793
• − Property taxes: −$2,357
• − Insurance: −$1,678
• − Repairs & maintenance: −$3,270
• − Management: −$3,270
• − HOA: −$2,448
• − Depreciation: −$9,760
• Taxable loss: −$706
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $4,861/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

-2.1% since first listed

4 events — show timeline

• 2026-05-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $342,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $350,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $2,357 · +1.4% YoY. Source: county tax records.