2859 Resmondo Rd · The Villages, FL 32163

$469,900

3 bd · 2.0 ba · 1,674 sqft · SingleFamily public records · 53 Days on market

Built 2017 5,077 sqft lot Est $377k · 25% over

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Why this score? — see what drove the F 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 +7.1/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home! This beautifully maintained 3-bedroom, 2-bath courtyard villa offers the perfect blend of comfort, privacy, and Florida charm. This home has been loved and well maintained by ONE OWNER! Constructed of concrete and stucco, this home is surrounded by extensive, lush landscaping that creates a peaceful, private oasis. A tranquil water feature adds to the serene outdoor setting, while the screened birdcage—recently rescreened in 2026—provides the ideal space for relaxing or entertaining! Inside, you’ll find thoughtful upgrades, including brand-new flooring installed in 2025 and fresh interior paint that gives the home a bright, updated feel. Three solar tubes f

Key facts

• Screened birdcage
• Brand-new flooring
• Courtyard villa

Tags

• COURTYARD VILLA
• LUSH LANDSCAPING
• TRANQUIL WATER FEATURE
• SCREENED BIRDCAGE
• BRAND-NEW FLOORING
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: No lease restrictions; Living area about 1,674 (public records); Building area total about 2,289 (public records)
• HOA & community: CDD present

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Underground utilities
• Home design: Villa (residential); One story; Northwest facing
• Construction: Concrete and stucco construction; Shingle roof; Block foundation; Built on approximately 0.12 acres
• Exterior features: Paved roads; Community amenities: dog park, fitness center, golf, tennis courts, sidewalks, golf carts allowed

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Partially furnished
• Laundry & utility: Washer; Dryer; Laundry inside; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-670 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (33.3% below list).
• Recommended offer: $314k (33.3% 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; 11 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 39% 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 $50k of equity ($3k loan paydown + $47k 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 ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($456k) 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 $313,527 (33.3% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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: 0.67% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $376,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Ainsworth Cir	0.39mi	3/2.0	1,724 (+3%)	4mo	$389,000	$226	73
2530 Hanlon Ter	0.58mi	3/2.0	1,724 (+3%)	7mo	$334,900	$194	62
669 Pearson St	0.63mi	3/2.0	1,724 (+3%)	5mo	$405,000	$235	62
439 Grovewood Pl	0.65mi	3/2.0	1,602 (-4%)	1mo	$374,900	$234	61
2571 Foxbridge Ter	0.49mi	3/2.0	1,861 (+11%)	4mo	$385,000	$207	55
410 Ainsworth Cir	0.41mi	3/2.0	1,512 (-10%)	12mo	$370,000	$245	55
2519 Flintshire Ave	0.62mi	3/2.0	1,527 (-9%)	3mo	$345,500	$226	54
2519 Hanlon Ter	0.57mi	3/2.0	1,512 (-10%)	5mo	$340,000	$225	53
650 Bradford Loop	0.56mi	3/2.0	1,875 (+12%)	1mo	$400,000	$213	53
287 Ellenton Run	0.37mi	3/2.0	1,919 (+15%)	12mo	$399,000	$208	48
2543 Flintshire Ave	0.60mi	3/2.0	1,887 (+13%)	7mo	$389,900	$207	45
2518 Foxbridge Ter	0.57mi	3/2.0	1,887 (+13%)	12mo	$360,000	$191	42

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $213,234
• Equity at exit: $423,323

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $661,466
• Equity at exit: $912,912

Cash invested: $131,572 (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: 12.5×

Monthly cashflow live

• Estimated rent: $3,135 high
• Mortgage (P&I): −$2,464
• Tax from tax record: −$487 /mo · $5,842/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-670

Break-even live

Break-even rent $3,983

Max offer price $351,544

Occupancy floor —

Sensitivity live

Price	-10% $-404	-5% $-537	+0% $-670	+5% $-803	+10% $-936
Rent	-10% $-918	-5% $-794	+0% $-670	+5% $-546	+10% $-422
Rate	-1.0pp $-433	-0.5pp $-550	base $-670	+0.5pp $-792	+1.0pp $-916

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: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2614 Dartford Ter The Villages, FL	3.0	2.0	1685	$1,995	$1.18	23d	1	0.45mi
3530 E Harbor Dr Fruitland Park, FL	1.0–3.0	1.0–2.0	1061	$2,014	$1.90	0d	36	0.55mi
1069 Becker Ave The Villages, FL	3.0	2.0	1656	$5,000	$3.02	25d	1	0.63mi
798 Journey Ln The Villages, FL	3.0	2.0	1551	$2,300	$1.48	23d	1	0.79mi
2875 Rain Lily Loop The Villages, FL	3.0	2.0	1965	$4,490	$2.28	23d	1	0.96mi
3225 Wise Way The Villages, FL	3.0	2.0	1652	$2,650	$1.60	25d	1	0.99mi
3068 Islawild Way The Villages, FL	3.0	2.0	1542	$2,200	$1.43	23d	1	1.06mi
731 Baisley Trl The Villages, FL	2.0	2.0	1512	$4,500	$2.98	23d	1	1.30mi
1109 Alcove Loop The Villages, FL	3.0	2.0	1970	$3,000	$1.52	23d	1	1.30mi
2111 Jem Path The Villages, FL	3.0	2.0	2000	$5,800	$2.90	23d	1	1.35mi
470 Oboe Way The Villages, FL	2.0	2.0	1240	$2,200	$1.77	23d	1	1.40mi

Listing history 18 events

1. 2026-06-22
   days on market $469,900 Active 53 DOM
2. 2026-06-19
   days on market $469,900 Active 51 DOM
3. 2026-06-18
   days on market $469,900 Active 50 DOM
4. 2026-06-17
   days on market $469,900 Active 49 DOM
5. 2026-06-16
   days on market $469,900 Active 48 DOM
6. 2026-06-15
   days on market $469,900 Active 47 DOM
7. 2026-06-14
   days on market $469,900 Active 45 DOM
8. 2026-06-13
   days on market $469,900 Active 44 DOM
9. 2026-06-10
   days on market $469,900 Active 42 DOM
10. 2026-06-09
    days on market $469,900 Active 41 DOM
11. 2026-06-08
    days on market $469,900 Active 40 DOM
12. 2026-06-07
    pricedays on market $469,900 Active 39 DOM
13. 2026-06-02
    days on market $479,900 Active 34 DOM
14. 2026-06-01
    days on market $479,900 Active 33 DOM
15. 2026-05-31
    days on market $479,900 Active 32 DOM
16. 2026-05-30
    days on market $479,900 Active 31 DOM
17. 2026-04-30
    price $479,900
18. 2026-04-29
    listed $469,900 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: $5,842 · $487/mo
• Projected year-2 tax: $5,842 · $487/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 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: $37,623
• − Mortgage interest: −$26,322
• − Property taxes: −$5,842
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,010
• − Management: −$3,010
• − Depreciation: −$13,670
• Taxable loss: −$16,580
• Est. tax savings @ 24.0%: +$3,979
• After-tax cash flow: $-4,061/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

+2.1% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $479,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Listed $469,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.5%/yr

Latest (2025): $5,842 · -0.9% YoY. Source: county tax records.