2726 Moncayo Ave · The Villages, FL 32162

$209,900

2 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 120 Days on market

Built 1998 3,520 sqft lot Est $225k · 7% under $150/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 +22.4/30.0
• ARV discount +10.6/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• 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

MAKE THIS YOUR OWN WITH THE FLOORS AND PAINT YOU DESIRE AND DESIGNED WITH YOUR COLORS AND TEXTURES. PRICE TO SELL! NEW AC UNIT 2024, ROOF 2023, BATHROOM UPGRADED 2024, WATERHEATER 2025, HOME HAS AN AIR PURIFYER. GREAT LOCATION AT SPANISH SPRINGS, VILLA DE LEON this unit has 2 BEDROOMS 1Bathroom, "BOND IS PAID", patio villa home in the gated Village of Alhambra!. Excellent location - close to dining, medical, shopping, recreation - approx. 1 mile to the Savannah Center, approx. 2 miles to Spanish Springs Town Square. Recreation centers with pool, tennis, pickleball and more. Featuring a one and a half car garage (Golf Cart Parking), Spacious kitchen with large eat in bar top. Spac

Key facts

• 3,520 sq ft lot
• Garage
• Community pool

Tags

• GATED VILLAGE OF ALHAMBRA
• RECREATION CENTERS WITH POOL
• RECREATION CENTERS WITH TENNIS
• EXECUTIVE GOLF COURSES NEARBY

Property features AI

Finance

• Financial info: CDD present; Lease restrictions apply
• HOA & community: Part of The Villages HOA; Monthly HOA fee $150 (includes pool); Community amenities: golf course, pool, tennis courts, park, sidewalks; Golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Driveway; Attached garage with 1 garage space; Garage door opener; Golf cart garage and golf cart parking; Guest parking; Ground-level parking
• Security: Security gate
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Residential villa; One story; East-facing; Entry on ground level
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as villa (year built not provided)
• Exterior features: Asphalt road access; Public maintained road; Attic

Interior

• Kitchen: Cooktop; Range; Dishwasher; Disposal; Exhaust fan; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan with living room/dining room combo; Skylights; Window blinds
• Laundry & utility: Washer and dryer included; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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); Wildwood Middle/ High School (math 29% / reading 41%, grade F, #379 of 667 statewide, top 58%, 843 students, 63% FRL) — zoned schools average 69% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 61% district-wide (-18 pts) — the specific schools serving this property underperform the Sumter average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.9%/yr); 550 active listings in the ZIP; 14 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).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $6k 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 120 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $210k implies a 110% 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 $191,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.08% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $225,412
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2603 Olivarez Way	0.20mi	2/2.0	1,121 (+8%)	2mo	$252,000	$225	71
2632 Moncayo Ave	0.12mi	2/2.0	1,143 (+10%)	2mo	$220,000	$192	71
2788 Privada Dr	0.07mi	2/2.0	1,148 (+11%)	5mo	$220,000	$192	70
1647 Campos Dr	0.26mi	2/2.0	1,121 (+8%)	1mo	$250,000	$223	69
1649 Campos Dr	0.26mi	2/2.0	1,121 (+8%)	3mo	$223,000	$199	68
1418 Azteca	0.51mi	2/1.0	986 (-5%)	2mo	$249,000	$253	67
1612 Campos Dr	0.31mi	2/2.0	1,121 (+8%)	0mo	$230,000	$205	67
1611 Campos Dr	0.33mi	2/2.0	1,143 (+10%)	4mo	$226,000	$198	60
1423 Conchas Dr	0.43mi	2/2.0	1,150 (+11%)	1mo	$282,000	$245	56
1638 Duran Dr	0.34mi	2/2.0	1,179 (+14%)	3mo	$253,000	$215	54
1480 Azteca Loop	0.44mi	2/2.0	1,185 (+15%)	1mo	$270,000	$228	50
1224 Ballesteros Dr	0.65mi	2/2.0	1,148 (+11%)	3mo	$250,000	$218	45

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-9,643
• Equity at exit: $31,297

10-year hold

• IRR: 6.4%
• Equity multiple: 1.50×
• Total profit: $29,194
• Equity at exit: $18,148

Cash invested: $58,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,268 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$87
• HOA: −$150
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $349

Break-even live

Break-even rent $1,826

Max offer price $209,900

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.29mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.33mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	0.55mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.59mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	0.86mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	0.88mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	0.92mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	21d	1	1.06mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	21d	1	1.17mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	1.30mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	1.32mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	1.45mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	1.47mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	21d	1	1.50mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: waterpoolsecurity

Listing history 18 events

1. 2026-06-19
   days on market $209,900 Active 120 DOM
2. 2026-06-18
   days on market $209,900 Active 119 DOM
3. 2026-06-17
   days on market $209,900 Active 118 DOM
4. 2026-06-16
   days on market $209,900 Active 117 DOM
5. 2026-06-15
   days on market $209,900 Active 116 DOM
6. 2026-06-14
   days on market $209,900 Active 114 DOM
7. 2026-06-13
   days on market $209,900 Active 113 DOM
8. 2026-06-10
   days on market $209,900 Active 111 DOM
9. 2026-06-09
   days on market $209,900 Active 110 DOM
10. 2026-06-08
    days on market $209,900 Active 109 DOM
11. 2026-06-07
    days on market $209,900 Active 108 DOM
12. 2026-06-02
    days on market $209,900 Active 103 DOM
13. 2026-06-01
    days on market $209,900 Active 102 DOM
14. 2026-05-31
    days on market $209,900 Active 101 DOM
15. 2026-05-30
    days on market $209,900 Active 100 DOM
16. 2026-04-24
    price $209,900
17. 2026-02-19
    listed $219,900 Active
18. 2003-09-09
    soldstatus $100,000

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$487/yr (+$41/mo · 38.8%)

ⓘ 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 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: $27,216
• − Mortgage interest: −$11,758
• − Property taxes: −$1,255
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − HOA: −$1,800
• − Depreciation: −$6,106
• Taxable income: $893
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $3,973/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

+109.9% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2003-09-09 Sold (Public Records) $100,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,255 · +1.3% YoY. Source: county tax records.