2967 Euclid Ter · The Villages, FL 32163

$500,000

3 bd · 2.0 ba · 1,907 sqft · SingleFamily public records · 17 Days on market

Built 2013 5,804 sqft lot Est $463k · 8% over $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).

• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +5.2/10.0
• ARV discount +3.9/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0

Listing remarks

Under contract-accepting backup offers. Discover this AMAZING 3/2 BLOCK and STUCCO Designer Gardenia featuring an EXPANSIVE 308sf CLIMATE-CONTROLLED GLASS-ENCLOSED LANAI boasting a FLUSH-FLOOR and MATURE LANDSCAPING for ABUNDANT PRIVACY! Perfectly situated in the heart of The Villages in the highly sought after Village of Gilchrist - JUST MINUTES to BOTH LAKE SUMTER LANDING and BROWNWOOD PADDOCK SQUARE with shopping, dining, and live nightly entertainment! BOND PAID! NEW ROOF (2025) and HWH (2024). Welcoming you to this wonderful home are an arched COVERED entry vestibule with TILE flooring and a LEADED-GLASS sidelit door with large transom window. Step into the GENEROUS foyer boasting HIGH

Key facts

• Expansive kitchen
• Stainless appliances
• Mature landscaping

Tags

• MATURE LANDSCAPING
• ARCHED COVERED ENTRY VESTIBULE
• LEAD GLASS SIDELIT DOOR
• EXPANSIVE KITCHEN
• STAINLESS APPLIANCES
• UNDER SINK REVERSE OSMOSIS

Property features AI

Finance

• Other: Pets allowed; Vehicle restrictions in association
• Financial info: Annual other assessment: $803; Total annual fees (if applicable): $2,448; Total monthly fees (if applicable): $204; Lease restrictions apply
• HOA & community: Association amenities include pool, recreational facilities, tennis and pickleball courts, shuffleboard, playground, trails, dog park, and community mailbox; Golf carts allowed in the community; Deed and special community restrictions apply; Senior community

Exterior

• Parking: Attached 2-car garage (20x24) with garage door opener; Driveway parking; Golf cart parking; Ground-level parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One level; West-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as model GARDENIA
• Exterior features: Enclosed patio; Patio; Rear porch; Sliding doors; Landscaped yard; Near golf course; Private lot; Street dead-end

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; High ceilings; Open floor plan; Solid surface counters; Split bedroom layout; Thermostat; Tray ceiling; Vaulted ceilings; Walk-in closets; Shutters on windows
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-786 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (38.0% below list).
• Recommended offer: $310k (38.0% 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; 7 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 38% 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 $53k of equity ($3k loan paydown + $50k 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 ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.

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 $310,192 (38.0% 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: 0.62% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.74%
• DSCR: 0.70
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $463,401
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 Olenda Dr	0.18mi	3/2.0	1,851 (-3%)	5mo	$418,000	$226	82
1326 Brinkley Ln	0.04mi	3/2.0	2,081 (+9%)	2mo	$495,000	$238	82
1175 Kinsley St	0.56mi	3/2.0	1,927 (+1%)	0mo	$468,000	$243	72
2693 Persimmon Loop	0.47mi	3/2.0	1,997 (+5%)	1mo	$445,000	$223	70
3011 Bureau Path	0.40mi	3/2.0	2,006 (+5%)	4mo	$773,300	$385	69
2977 Stepping Stone Path	0.61mi	3/2.0	1,958 (+3%)	0mo	$700,000	$358	67
909 Vanilla Leaf Pl	0.71mi	3/2.0	1,939 (+2%)	1mo	$495,000	$255	63
3178 Killington Loop	0.71mi	3/2.0	1,939 (+2%)	6mo	$515,000	$266	59
3248 Killington Loop	0.70mi	3/2.0	1,842 (-3%)	3mo	$497,000	$270	59
2962 Stepping Stone Path	0.65mi	3/2.0	2,072 (+9%)	2mo	$475,000	$229	53
1148 Allaire Loop	0.59mi	3/2.0	2,179 (+14%)	0mo	$445,000	$204	48
2924 French Oak Ave	0.71mi	3/2.0	1,723 (-10%)	3mo	$410,000	$238	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: 19.5%
• Equity multiple: 2.59×
• Total profit: $222,136
• Equity at exit: $450,440

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $693,371
• Equity at exit: $971,390

Cash invested: $140,000 (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: 13.4×

Monthly cashflow live

• Estimated rent: $3,102 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$203 /mo · $2,431/yr
• Insurance: −$208
• HOA: −$204
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-786

Break-even live

Break-even rent $4,097

Max offer price $361,071

Occupancy floor —

Sensitivity live

Price	-10% $-503	-5% $-645	+0% $-786	+5% $-928	+10% $-1,069
Rent	-10% $-1,032	-5% $-909	+0% $-786	+5% $-664	+10% $-541
Rate	-1.0pp $-535	-0.5pp $-659	base $-786	+0.5pp $-916	+1.0pp $-1,048

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Alcove Loop The Villages, FL	3.0	2.0	1970	$3,000	$1.52	23d	1	0.66mi
3314 Abana Path Unit 1525266P The Villages, FL	3.0	2.0	1571	$1,770	$1.13	23d	1	0.67mi
2875 Rain Lily Loop The Villages, FL	3.0	2.0	1965	$4,490	$2.28	23d	1	0.69mi
3068 Islawild Way The Villages, FL	3.0	2.0	1542	$2,200	$1.43	23d	1	0.70mi
3394 Ridgewood Path The Villages, FL	3.0	2.0	1559	$4,000	$2.57	23d	1	0.87mi
798 Journey Ln The Villages, FL	3.0	2.0	1551	$2,300	$1.48	23d	1	0.88mi
731 Baisley Trl The Villages, FL	2.0	2.0	1512	$4,500	$2.98	23d	1	1.45mi

HOA detail

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

Listing history 10 events

1. 2026-06-13
   statusdays on market $500,000 Pending 17 DOM
2. 2026-06-10
   days on market $500,000 Active 15 DOM
3. 2026-06-09
   days on market $500,000 Active 14 DOM
4. 2026-06-08
   days on market $500,000 Active 13 DOM
5. 2026-06-07
   days on market $500,000 Active 12 DOM
6. 2026-06-02
   days on market $500,000 Active 7 DOM
7. 2026-06-01
   days on market $500,000 Active 6 DOM
8. 2026-05-31
   days on market $500,000 Active 5 DOM
9. 2026-05-30
   days on market $500,000 Active 4 DOM
10. 2026-05-26
    listed $500,000 Active

ⓘ 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: $2,431 · $203/mo
• Projected year-2 tax: $4,150 · $346/mo
• Expected delta: +$1,719/yr (+$143/mo · 70.7%)

ⓘ 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: $37,223
• − Mortgage interest: −$28,008
• − Property taxes: −$2,431
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,978
• − Management: −$2,978
• − HOA: −$2,448
• − Depreciation: −$14,545
• Taxable loss: −$18,665
• Est. tax savings @ 24.0%: +$4,480
• After-tax cash flow: $-4,958/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

1 event — show timeline

• 2026-05-26 Listed $500,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2025): $2,431 · -30.4% YoY. Source: county tax records.