3245 Riverton Rd · The Villages, FL 32162

$242,000

2 bd · 2.0 ba · 1,143 sqft · SingleFamily public records · 126 Days on market

Built 2000 3,520 sqft lot Est $275k · 12% under $204/mo HOA · 8% of rent

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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 +22.2/30.0
• ARV discount +13.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• 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

Welcome to The Village of Polo Ridge, Villa Natchez!! BOND IS PAID!! Roof:2019 - HVAC with Gas Furnace:2016 - Gas Water Heater with Expansion Tank:2023. * * * Electric GOLF CART INCLUDED!! * * * Colony Patio Villa in a great location, close to Restaurants and Shopping! This 2 Bedroom, 2 Bath Villa Built in 2000 has an Enclosed Lanai (Acrylic) with Custom Barnboard Accent Wall, Painted Driveway, Walkway & Side Patio, Gutters and Downspouts, Landscape Beds with Rock Mulch, and Irrigation System with Wireless Rain Sensor (2022). Inside you’ll find an Open Floorplan with Custom Cornices and Casings and Energy Efficient Ceilings. The Kitchen features a Ceiling Fan with L

Key facts

• Painted driveway
• Walkway
• Enclosed lanai

Tags

• ENCLOSED LANAI
• CUSTOM BARNBOARD ACCENT WALL
• PAINTED DRIVEWAY
• WALKWAY
• SIDE PATIO
• GUTTERS AND DOWNSPOUTS

Property features AI

Finance

• Other: Unfurnished; Optional additional association fees may apply
• Financial info: CDD present; Homestead present; Lease restrictions apply
• HOA & community: Association amenities include pool and recreational facilities; Community features: clubhouse, community mailbox, deed restrictions, golf, golf cart friendly, pool, tennis courts, pickleball, basketball court, shuffleboard, trails, street lights, vehicle restrictions, special community restrictions; Senior community; Association fees paid annually (total annual fees listed)

Exterior

• Parking: Attached garage (1-car) with garage door opener; Driveway; Golf cart parking; Garage dimensions approximately 17 x 21
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected; Cable available; Underground utilities; Irrigation equipment
• Home design: Residential villa; One story; South-facing entry; Completed condition
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as Colony model
• Exterior features: Covered, enclosed patio; Patio; Rain gutters; Sliding doors; Paved lot

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Thermostat; Walk-in closet(s); Florida room
• Laundry & utility: Washer; Dryer; Gas water heater; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $242k).
• Recommended offer: $213k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 18 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).
• This rent runs 43% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 126 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $212,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.09% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $275,463
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3273 Riverton Rd	0.05mi	2/2.0	1,143 (0%)	1mo	$225,000	$197	97
3622 Cambria Cir	0.37mi	2/2.0	1,156 (+1%)	2mo	$254,900	$221	80
2306 Oak Bend Pl	0.43mi	2/2.0	1,156 (+1%)	1mo	$265,000	$229	78
884 Radclife Berea Pl	0.46mi	2/2.0	1,141 (-0%)	2mo	$300,425	$263	77
969 Candler Pl	0.49mi	2/2.0	1,142 (-0%)	1mo	$281,500	$246	76
964 Kingmont Ter	0.48mi	2/2.0	1,142 (-0%)	3mo	$322,500	$282	75
2169 Smoaks St	0.33mi	2/2.0	1,196 (+5%)	3mo	$260,000	$217	75
3324 Ashbrook Pl	0.59mi	2/2.0	1,142 (-0%)	2mo	$360,000	$315	71
3283 Candlebrook St	0.66mi	2/2.0	1,142 (-0%)	2mo	$280,000	$245	68
1071 Blythe Way	0.69mi	2/2.0	1,142 (-0%)	0mo	$275,000	$241	67
876 Radclife Berea Pl	0.45mi	2/2.0	1,228 (+7%)	2mo	$265,000	$216	65
5162 NE 122nd Blvd	0.66mi	3/2.0 (+1)	1,314 (+15%)	2mo	$260,000	$198	37

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-11,646
• Equity at exit: $36,083

10-year hold

• IRR: 6.2%
• Equity multiple: 1.48×
• Total profit: $32,632
• Equity at exit: $20,924

Cash invested: $67,760 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,639 high
• Mortgage (P&I): −$1,269
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$101
• HOA: −$204
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $393

Break-even live

Break-even rent $2,141

Max offer price $242,000

Occupancy floor 80%

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	21d	1	0.03mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	21d	1	0.11mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	0.30mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	21d	1	0.39mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	0.48mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	0.51mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	0.59mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	0.78mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$1,835	$1.94	21d	15	0.84mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	21d	1	0.89mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	21d	1	0.91mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	21d	1	0.99mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.07mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.12mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	21d	1	1.18mi
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	21d	1	1.34mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	21d	1	1.35mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	21d	1	1.36mi

HOA detail

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

Listing history 12 events

1. 2026-06-02
   status $242,000 Pending 126 DOM
2. 2026-06-01
   days on market $242,000 Active 126 DOM
3. 2026-05-31
   days on market $242,000 Active 125 DOM
4. 2026-05-30
   days on market $242,000 Active 124 DOM
5. 2026-05-23
   status Active
6. 2026-05-19
   status Pending
7. 2026-05-10
   price $242,000
8. 2026-04-22
   price $249,000
9. 2026-04-07
   price $254,000
10. 2026-02-11
    price $259,000
11. 2026-01-21
    listed $270,000 Active
12. 2006-07-11
    soldstatus $171,900

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$602/yr (+$50/mo · 42.8%)

ⓘ 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: $31,663
• − Mortgage interest: −$13,556
• − Property taxes: −$1,407
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − HOA: −$2,448
• − Depreciation: −$7,040
• Taxable income: $937
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $4,495/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

+40.8% since first listed

8 events — show timeline

• 2026-05-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-10 Price Changed $242,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $254,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-11 Sold (Public Records) $171,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,407 · +1.4% YoY. Source: county tax records.