3064 Maywood Ct · The Villages, FL 32162

$350,000

3 bd · 2.0 ba · 1,517 sqft · SingleFamily public records · 42 Days on market

Built 2001 5,551 sqft lot Est $335k · at est.

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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).

• Cash flow +13.3/30.0
• ARV discount +5.5/15.0
• Schools +5.2/10.0
• DSCR +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3064 Maywood Ct in The Villages, FL, NO BOND a competitively priced opportunity at $360,000 in the highly sought-after Village of Glenbrook, offering exceptional value, key upgrades, and lifestyle features that are hard to find at this price point. This BLOCK & STUCCO Jasmine (Dogwood) Model home truly stands out with a HURRICANE-GRADE GLASS ENCLOSED LANAI WITH ITS OWN A/C, creating the perfect year-round living space filled with natural light—ideal for relaxing or entertaining. Step outside to your OVERSIZED SCREENED BIRD CAGE, WIRED FOR A HOT TUB, giving you the opportunity to design your own private outdoor retreat. Enjoy peace of mind with major system updates alr

Key facts

• Wired for a hot tub
• Well maintained hvac
• Nearby golf access

Tags

• OVERSIZED SCREENED BIRD CAGE
• WIRED FOR A HOT TUB
• TANKLESS WATER HEATER
• WELL MAINTAINED HVAC
• NEARBY GOLF ACCESS

Property features AI

Finance

• Other: Irrigation equipment; Lot approximately 0.13 acres (under 1/4 acre)
• HOA & community: CDD present; Senior community

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected and available; Natural gas connected and available; Cable available; Phone available; Sewer connected; Underground utilities; Fire hydrant nearby
• Home design: Single family residence; One story; Builder model: Jasmine; Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Outdoor lighting; Sliding doors; Sprinkler (metered); Asphalt road access; Street lights in community

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Split bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry room inside; Gas water heater; Tankless 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 $3 ($38/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 $275k (21.5% below list).
• Recommended offer: $275k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.0% in The Villages — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising (+3.9%/yr); 551 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 45% 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 $10k 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 42 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $350k implies a 133% 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 $274,913 (21.5% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $335,257
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3017 Hillside Ln	0.06mi	3/2.0	1,520 (+0%)	1mo	$334,900	$220	96
3067 Melville Loop	0.37mi	3/2.0	1,527 (+1%)	1mo	$370,000	$242	81
3089 Burbank Ln	0.07mi	3/2.0	1,653 (+9%)	2mo	$410,000	$248	80
3025 ST Thomas Ln	0.17mi	3/2.0	1,404 (-7%)	1mo	$397,000	$283	78
1253 Addison Ave	0.28mi	3/2.0	1,437 (-5%)	2mo	$348,000	$242	77
1270 Northbrook Pl	0.32mi	3/2.0	1,454 (-4%)	2mo	$315,300	$217	76
1301 Oak Forest Dr	0.12mi	3/2.0	1,344 (-11%)	0mo	$300,000	$223	75
2573 Caribe Dr	0.47mi	3/2.0	1,472 (-3%)	1mo	$320,000	$217	72
1277 Northbrook Pl	0.29mi	3/2.0	1,653 (+9%)	1mo	$308,000	$186	70
3001 Sandy Ln	0.59mi	3/2.0	1,542 (+2%)	0mo	$320,220	$208	69
3562 Auburndale Ave	0.69mi	3/2.0	1,392 (-8%)	2mo	$300,000	$216	52
2670 Privada Dr	0.73mi	3/2.0	1,392 (-8%)	0mo	$307,450	$221	52

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-54,058
• Equity at exit: $52,186

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-36,532
• Equity at exit: $30,262

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 32162

• Home prices YoY: -6.9%
• Rents YoY: 3.9%
• Active inventory: 551
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,749 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$187 /mo · $2,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $3

Break-even live

Break-even rent $2,745

Max offer price $350,000

Occupancy floor 95%

Sensitivity live

Price	-10% $201	-5% $102	+0% $3	+5% $-96	+10% $-195
Rent	-10% $-214	-5% $-105	+0% $3	+5% $112	+10% $220
Rate	-1.0pp $179	-0.5pp $92	base $3	+0.5pp $-88	+1.0pp $-180

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	23d	1	0.16mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	23d	1	0.34mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	23d	1	0.42mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	23d	1	0.64mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	23d	1	0.67mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	23d	1	0.67mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	23d	1	0.72mi
3301 Archer Ave The Villages, FL	2.0	2.0	2117	$5,000	$2.36	23d	1	0.79mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	0.80mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	23d	1	0.86mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	23d	1	0.97mi
12580 NE 49th Dr Oxford, FL	3.0	2.0	1940	$2,400	$1.24	23d	1	1.06mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	23d	1	1.09mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	23d	1	1.12mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	23d	1	1.17mi
12362 NE 50th Vw Oxford, FL	4.0	4.0	1929	$2,300	$1.19	23d	1	1.23mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	23d	1	1.27mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	23d	1	1.29mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	23d	10	1.29mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	23d	1	1.37mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	23d	1	1.43mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	23d	15	1.46mi

Listing history 10 events

1. 2026-06-10
   status $350,000 Pending 42 DOM
2. 2026-06-09
   days on market $350,000 Active 42 DOM
3. 2026-06-08
   days on market $350,000 Active 41 DOM
4. 2026-06-07
   pricedays on market $350,000 Active 40 DOM
5. 2026-06-02
   days on market $360,000 Active 35 DOM
6. 2026-06-01
   days on market $360,000 Active 34 DOM
7. 2026-05-31
   days on market $360,000 Active 33 DOM
8. 2026-05-30
   days on market $360,000 Active 32 DOM
9. 2026-04-28
   listed $360,000 Active
10. 2002-03-27
    soldstatus $150,000

ⓘ 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: $2,248 · $187/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$657/yr (+$55/mo · 29.2%)

ⓘ 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: $32,990
• − Mortgage interest: −$19,605
• − Property taxes: −$2,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,639
• − Management: −$2,639
• − Depreciation: −$10,182
• Taxable loss: −$6,075
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $1,496/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

+140.0% since first listed

2 events — show timeline

• 2026-04-28 Listed $360,000 Stellar MLS as Distributed by MLS Grid
• 2002-03-27 Sold (Public Records) $150,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,248 · +1.3% YoY. Source: county tax records.