871 Amber Ct · The Villages, FL 32163

$350,000

3 bd · 2.0 ba · 1,357 sqft · SingleFamily public records · 13 Days on market

Built 2013 4,076 sqft lot Est $335k · at est. $204/mo HOA · 8% of rent

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• ARV discount +5.5/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.2/10.0

Listing remarks

Turnkey Valpariso Courtyard Villa in the Village of Charlotte | 3 Bedrooms | 2 Bathrooms | Gas Golf Cart Included Vaulted Ceilings • No Carpet • Interior Laundry Room • Private Courtyard Living • Pristine Move-In Ready Condition Welcome Home to this beautifully maintained Valpariso Courtyard Villa located in the highly desirable Village of Charlotte in The Villages. Offering 3 bedrooms, 2 bathrooms, and a thoughtfully designed open floor plan, this tastefully turnkey furnished home is ready for immediate occupancy and perfectly suited for full-time living, seasonal enjoyment, or investment opportunities. From the moment you arrive, the home showcases exceptional curb

Key facts

• No carpet
• 4,076 sq ft lot
• Garage

Tags

• VALPARISO COURTYARD VILLA
• INTERIOR LAUNDRY ROOM
• PRIVATE COURTYARD LIVING
• NO CARPET
• GAS GOLF CART INCLUDED
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Finance

• Other: Turnkey furnished; CDD present
• Financial info: Other annual assessment: $1,360; Total annual fees: $2,448
• HOA & community: Community pool; Dog park; Golf and golf cart–friendly community; Deed restrictions; Street lights; Senior community; Pets allowed; Community fees about $204/month (approx.)

Exterior

• Parking: Attached garage (1 car); Golf cart parking
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Phone available; Underground utilities; Water and sewer available
• Home design: Single-family residence; One story; Completed condition; Faces southeast
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on VINYL SIDING and shingle roof
• Exterior features: Sliding doors; Irrigation equipment; Asphalt/paved road access

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floor plan with living room/dining room combo; Vaulted ceilings; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

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 $-515 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (27.0% below list).
• Recommended offer: $256k (27.0% 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: 269 active listings in the ZIP; 6 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 32% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $255,588 (27.0% 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: 0.73% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $335,179
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 Amber Ct	0.00mi	3/2.0	1,357 (0%)	0mo	$334,900	$247	100
852 Sapphire Pl	0.03mi	3/2.0	1,407 (+4%)	3mo	$335,000	$238	90
935 Wren St	0.29mi	3/2.0	1,357 (0%)	1mo	$348,000	$256	86
3370 Belcherry Loop	0.51mi	3/2.0	1,392 (+3%)	3mo	$334,900	$241	70
3085 Baffie Ct	0.53mi	2/2.0 (-1)	1,348 (-1%)	1mo	$275,000	$204	69
3207 Islawild Way	0.24mi	3/2.0	1,508 (+11%)	5mo	$392,000	$260	66
3500 Countryside Path	0.33mi	3/2.0	1,531 (+13%)	1mo	$340,000	$222	62
1106 Hollyhock Way	0.36mi	3/2.0	1,536 (+13%)	1mo	$369,900	$241	60
909 Abaco Path	0.50mi	3/2.0	1,488 (+10%)	3mo	$373,000	$251	58
3242 Evanside Ln	0.48mi	2/2.0 (-1)	1,206 (-11%)	3mo	$315,000	$261	52
1169 Calgary St	0.55mi	2/2.0 (-1)	1,220 (-10%)	5mo	$330,000	$270	48
564 Deauville Ct	0.56mi	3/2.0	1,559 (+15%)	1mo	$370,000	$237	48

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $157,911
• Equity at exit: $315,308

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $491,048
• Equity at exit: $679,973

Cash invested: $98,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,556 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$349 /mo · $4,190/yr
• Insurance: −$146
• HOA: −$204
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-515

Break-even live

Break-even rent $3,208

Max offer price $258,975

Occupancy floor —

Sensitivity live

Price	-10% $-317	-5% $-416	+0% $-515	+5% $-614	+10% $-713
Rent	-10% $-717	-5% $-616	+0% $-515	+5% $-414	+10% $-313
Rate	-1.0pp $-339	-0.5pp $-426	base $-515	+0.5pp $-606	+1.0pp $-698

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
964 Wren St The Villages, FL	2.0	2.0	1161	$2,200	$1.89	23d	1	0.32mi
3314 Abana Path Unit 1525266P The Villages, FL	3.0	2.0	1571	$1,770	$1.13	23d	1	0.48mi
3068 Islawild Way The Villages, FL	3.0	2.0	1542	$2,200	$1.43	23d	1	0.51mi
798 Journey Ln The Villages, FL	3.0	2.0	1551	$2,300	$1.48	23d	1	0.69mi
3394 Ridgewood Path The Villages, FL	3.0	2.0	1559	$4,000	$2.57	23d	1	1.09mi
3225 Wise Way The Villages, FL	3.0	2.0	1652	$2,650	$1.60	26d	1	1.31mi

HOA detail

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

Listing history 4 events

1. 2026-05-31
   statusdays on market $350,000 Pending 13 DOM
2. 2026-05-30
   days on market $350,000 Active 12 DOM
3. 2026-05-18
   listed $350,000 Active
4. 2022-02-09
   soldstatus $349,900

ⓘ 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: $4,190 · $349/mo
• Projected year-2 tax: $4,190 · $349/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: $30,671
• − Mortgage interest: −$19,605
• − Property taxes: −$4,190
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − HOA: −$2,448
• − Depreciation: −$10,182
• Taxable loss: −$12,412
• Est. tax savings @ 24.0%: +$2,979
• After-tax cash flow: $-3,204/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: 21,568
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-09 Sold (Public Records) $349,900 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,190 · +9.9% YoY. Source: county tax records.