519 Weston Manor Dr · The Villages, FL 32162

$374,900

3 bd · 2.0 ba · 1,505 sqft · SingleFamily public records · 23 Days on market

Built 2003 6,780 sqft lot Est $364k · at est.

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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
• DSCR +6.2/10.0
• ARV discount +6.2/15.0
• Schools +5.2/10.0
• 1% rule +4.5/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to this beautifully updated Bougainvilla Designer home (floor plan in attachments) situated between 466 and 466a, located in the sought-after Village of Bonnie Brook, a well-established designer neighborhood in The Villages. This 3-bedroom, 2-bath home with a 2-car garage offers the perfect blend of comfort, style, and peace of mind. Built in 2003 and completely remodeled in 2022, this home features major upgrades including a new roof, HVAC system, and gas hot water heater, giving you confidence for years to come. Inside, you’ll find engineered wood flooring and luxury vinyl tile throughout, complemented by granite countertops, n

Key facts

• Gas hot water heater
• Completely remodeled
• Hvac system

Tags

• BOUGAINVILLA DESIGNER HOME
• COMPLETELY REMODELED
• NEW ROOF
• HVAC SYSTEM
• GAS HOT WATER HEATER
• ENGINEERED WOOD FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (4.8% below list).
• Recommended offer: $357k (4.8% below list) — sets the bar for 1% rule.
• 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); 550 active listings in the ZIP; 22 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 $3,567/mo this rent would consume 58% 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 $3k of loan paydown is wiped out by about $11k 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 23 days — a 2% lower offer ($369k) 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.
• Current owner paid $218k; list at $375k implies a 72% gain — meaningful room to come down on a strong offer.

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 $356,718 (4.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $364,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Weston Manor Dr	0.00mi	3/2.0	1,505 (0%)	1mo	$374,900	$249	99
1867 Treadwell Ter	0.33mi	3/2.0	1,572 (+4%)	1mo	$325,000	$207	77
871 Castleberry Cir	0.33mi	3/2.0	1,572 (+4%)	2mo	$390,750	$249	76
2104 Callaway Dr	0.23mi	3/2.0	1,392 (-8%)	2mo	$310,000	$223	75
1981 Anniston Dr	0.15mi	3/2.0	1,685 (+12%)	2mo	$428,500	$254	72
2297 Welcome Way	0.41mi	3/2.0	1,392 (-8%)	0mo	$330,000	$237	68
1932 Alistar Ct	0.24mi	3/2.0	1,695 (+13%)	1mo	$335,000	$198	67
3189 Atwell Ave	0.73mi	3/2.0	1,477 (-2%)	0mo	$315,000	$213	63
604 Hartley Pl	0.42mi	3/2.0	1,658 (+10%)	1mo	$409,000	$247	63
3249 Mansfield St	0.74mi	3/2.0	1,527 (+2%)	1mo	$336,000	$220	62
610 Danbury St	0.59mi	3/2.0	1,407 (-6%)	1mo	$340,000	$242	60
2000 Ardmore Way	0.48mi	3/2.0	1,695 (+13%)	2mo	$475,900	$281	54

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: $-29,332
• Equity at exit: $55,899

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $24,338
• Equity at exit: $32,415

Cash invested: $104,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $3,567 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$254 /mo · $3,044/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $442

Break-even live

Break-even rent $3,007

Max offer price $374,900

Occupancy floor 83%

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Bowman Ter The Villages, FL	3.0	2.0	2000	$5,400	$2.70	21d	1	0.23mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	21d	1	0.29mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	21d	1	0.30mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	21d	1	0.68mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	0.70mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	21d	1	0.79mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	21d	1	0.87mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	0.88mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	21d	1	0.91mi
3301 Archer Ave The Villages, FL	2.0	2.0	2117	$5,000	$2.36	21d	1	0.95mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	21d	1	1.03mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	1.07mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	21d	1	1.12mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	1.17mi
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	21d	1	1.17mi
2738 Morven Park Way The Villages, FL	2.0	2.0	2175	$4,000	$1.84	21d	1	1.17mi
5336 Edgewater Way Unit 5336 Oxford, FL	3.0	2.0	1291	$2,000	$1.55	21d	1	1.22mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	1.26mi
10339 Addison Shore Way Oxford, FL	3.0	2.0	1969	$2,700	$1.37	21d	1	1.27mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	21d	1	1.35mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	21d	15	1.38mi
12362 NE 50th Vw Oxford, FL	4.0	4.0	1929	$2,300	$1.19	21d	1	1.40mi

Listing history 5 events

1. 2026-04-20
   status Pending
2. 2026-03-30
   status Active
3. 2026-03-28
   status Pending
4. 2026-03-26
   listed $374,900 Active
5. 2011-03-10
   soldstatus $217,500

ⓘ 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: $3,044 · $254/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$68/yr (+$6/mo · 2.2%)

ⓘ 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: $42,806
• − Mortgage interest: −$21,000
• − Property taxes: −$3,044
• − Insurance: −$1,874
• − Repairs & maintenance: −$3,424
• − Management: −$3,424
• − Depreciation: −$10,906
• Taxable loss: −$867
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $5,515/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

+72.4% since first listed

5 events — show timeline

• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Listed $374,900 Stellar MLS as Distributed by MLS Grid
• 2011-03-10 Sold (Public Records) $217,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $3,044 · +0.9% YoY. Source: county tax records.