1806 Englewood St · The Villages, FL 32162

$265,000

3 bd · 2.0 ba · 1,229 sqft · SingleFamily public records · 28 Days on market

Built 2001 5,670 sqft lot Est $281k · 6% under $204/mo HOA · 7% of rent

---

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 +25.0/30.0
• ARV discount +10.1/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• 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. WONDERFUL 3/2 Corpus Christi featuring a GLASS-ENCLOSED LANAI - PARTIALLY FURNISHED with GOLF CART INCLUDED - conveniently located in the charming Village of Belle Aire - close to Lake Sumter Landing and Spanish Springs Town Squares! BOND PAID! ROOF (2020). HVAC (2025) As you approach this LOVELY home, you’ll be greeted by PAVER drive and walk ways and MATURE landscaping with STONE beds. Step inside to discover the SPACIOUS OPEN CONCEPT layout of the living, dining and kitchen boasting RICH, WARM-TONED LAMINATE floors. THREE SOLAR TUBES, strategically placed throughout the home, flood it with NATURAL LIGHT. The AMAZING kitchen boasts WOOD cabine

Key facts

• Eat in breakfast bar
• Glass enclosed lanai
• Solar tubes

Tags

• GLASS ENCLOSED LANAI
• MATURE LANDSCAPING
• SOLAR TUBES
• EAT IN BREAKFAST BAR
• SEPARATE GUEST WING

Property features AI

Finance

• Other: Lease restrictions apply; Partially furnished
• Financial info: CDD assessment applies; Total annual community/association fees: $2,448 (approx. $204/mo)
• HOA & community: Community pool and recreation facilities; Tennis courts, pickleball and shuffleboard courts; Playground and dog park; Trails and sidewalks; Community mailboxes; Deed restrictions and special community restrictions; Golf course access and golf carts allowed; Vehicle restrictions; Pets allowed; Senior community

Exterior

• Parking: Attached garage (1-car), 18x24; Driveway; Garage door opener; Golf cart parking; Ground-level parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; East-facing
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as model: CORPUS CHRISTI
• Exterior features: Enclosed patio; Patio; Rear porch; Sliding doors; Landscaped lot; Near golf course; Paved driveway/road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); 550 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $3,060/mo this rent would consume 50% 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $74k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($261k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,025 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $281,441
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 Sanibel Ct	0.09mi	3/2.0	1,229 (0%)	5mo	$301,000	$245	92
3326 Roanoke St	0.30mi	2/2.0 (-1)	1,204 (-2%)	6mo	$230,000	$191	72
3466 Richmond Dr	0.06mi	3/2.0	1,392 (+13%)	6mo	$275,000	$198	70
17972 SE 84th Abercorn Ct	0.21mi	3/2.0	1,392 (+13%)	2mo	$257,000	$185	66
3354 Reston Dr	0.32mi	3/2.0	1,392 (+13%)	1mo	$275,000	$198	63
1893 Dalton Dr	0.54mi	2/2.0 (-1)	1,278 (+4%)	2mo	$315,000	$246	61
8489 SE 177th Bartram Loop	0.28mi	3/2.0	1,392 (+13%)	6mo	$425,000	$305	60
17395 SE 82nd Pecan Ter	0.71mi	2/2.0 (-1)	1,202 (-2%)	0mo	$229,900	$191	58
3024 Macon Ct	0.71mi	2/2.0 (-1)	1,270 (+3%)	1mo	$270,000	$213	56
3017 Moultrie Way	0.73mi	2/2.0 (-1)	1,278 (+4%)	3mo	$292,500	$229	52
17640 SE 81st Timberwood Ter	0.49mi	3/2.0	1,404 (+14%)	3mo	$355,000	$253	51
3433 Talley Ridge Dr	0.70mi	3/2.0	1,392 (+13%)	6mo	$399,000	$287	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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-3,378
• Equity at exit: $39,512

10-year hold

• IRR: 9.5%
• Equity multiple: 1.76×
• Total profit: $56,419
• Equity at exit: $22,912

Cash invested: $74,200 (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: 550
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,060 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$110
• HOA: −$204
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $575

Break-even live

Break-even rent $2,332

Max offer price $265,000

Occupancy floor 76%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.29mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.71mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.74mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.80mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.84mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.97mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	1.00mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	1.01mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.25mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.40mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.46mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	1.47mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	1.50mi

HOA detail

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

Listing history 8 events

1. 2026-06-09
   status $265,000 Pending 28 DOM
2. 2026-06-08
   days on market $265,000 Active 28 DOM
3. 2026-06-07
   days on market $265,000 Active 27 DOM
4. 2026-06-02
   days on market $265,000 Active 22 DOM
5. 2026-06-01
   days on market $265,000 Active 21 DOM
6. 2026-05-31
   days on market $265,000 Active 20 DOM
7. 2026-05-30
   days on market $265,000 Active 19 DOM
8. 2026-05-11
   listed $275,000 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: $1,654 · $138/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$546/yr (+$45/mo · 33.0%)

ⓘ 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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,720
• − Mortgage interest: −$14,844
• − Property taxes: −$1,654
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,938
• − Management: −$2,938
• − HOA: −$2,448
• − Depreciation: −$7,709
• Taxable income: $2,865
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $6,218/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

1 event — show timeline

• 2026-05-11 Listed $275,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $1,654 · +1.3% YoY. Source: county tax records.