1398 Inman Mills Rd · The Villages, FL 32162

$435,000

3 bd · 2.0 ba · 1,912 sqft · SingleFamily public records · 4 Days on market

Built 2005 8,149 sqft lot Est $457k · 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 +17.6/30.0
• ARV discount +9.7/15.0
• DSCR +5.5/10.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the highly desirable Village of Virginia Trace in The Villages, this beautifully maintained Gardenia Model offers a combination of thoughtful design, bright living spaces, and an exceptional location. Set on a corner lot, this block and stucco home provides attractive curb appeal along with mature landscaping that reflects the care of a true gardener. Step inside and the home immediately feels bright, open, and welcoming. The layout flows naturally from the entry into the main living area and into the sun-filled kitchen and dining space, creating a comfortable environment for everyday living and easy entertaining. Natural light throughout the home gives the interior a fresh, cris

Key facts

• His and hers closets
• Primary suite
• Garden beds

Tags

• CORNER LOT
• MATURE LANDSCAPING
• SUN-FILLED KITCHEN
• PRIMARY SUITE
• HIS AND HERS CLOSETS
• GARDEN BEDS

Property features AI

Finance

• Other: Universal property ID US-12119-N-26082-R-N
• Financial info: No lease restrictions; Turnkey furnished
• HOA & community: Located in a senior community

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public utilities; No listed water source
• Home design: Single-family residence; One story; Faces southeast; Residential zoning
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built with public records living area of 1912 sq ft
• Exterior features: Asphalt road frontage; Lot about 0.19 acres; No water access or view

Interior

• Kitchen: Disposal; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Living room/dining room combo
• Laundry & utility: Washer; Dryer; Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/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 $398k (8.6% below list).
• Recommended offer: $398k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 6 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).
• At $3,976/mo this rent would consume 64% 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 $13k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 $397,559 (8.6% 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: 0.91% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $456,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1398 Inman Mills Rd	0.00mi	3/2.0	1,912 (0%)	0mo	$420,000	$220	100
1348 Honea Path	0.20mi	3/2.0	1,912 (0%)	0mo	$434,000	$227	90
1266 Forest Acres Dr	0.23mi	3/2.0	2,030 (+6%)	3mo	$795,000	$392	76
1106 Southern Sun Dr	0.39mi	3/2.0	1,837 (-4%)	1mo	$550,000	$299	74
709 Haynesville Way	0.58mi	3/2.0	1,927 (+1%)	3mo	$545,000	$283	69
752 Maybank Loop	0.63mi	3/2.0	1,953 (+2%)	3mo	$400,000	$205	65
879 Astor Way	0.65mi	3/2.0	1,861 (-3%)	2mo	$335,000	$180	64
778 Moore Ter	0.60mi	3/2.0	2,005 (+5%)	2mo	$480,000	$239	62
1339 Arbor Trl	0.71mi	3/2.0	1,967 (+3%)	2mo	$470,000	$239	61
1424 Irwin Way	0.32mi	3/2.0	1,655 (-13%)	4mo	$362,500	$219	60
1473 Straton Way	0.68mi	3/2.0	2,044 (+7%)	1mo	$700,000	$342	56
1607 Mount Croghan Trl	0.74mi	3/2.5	2,075 (+8%)	1mo	$525,000	$253	48

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-44,940
• Equity at exit: $64,860

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $4,321
• Equity at exit: $37,611

Cash invested: $121,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $3,976 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$334 /mo · $4,012/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $344

Break-even live

Break-even rent $3,540

Max offer price $435,000

Occupancy floor 86%

Sensitivity live

Price	-10% $590	-5% $467	+0% $344	+5% $221	+10% $98
Rent	-10% $30	-5% $187	+0% $344	+5% $501	+10% $658
Rate	-1.0pp $563	-0.5pp $455	base $344	+0.5pp $231	+1.0pp $117

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
898 Moses Loop The Villages, FL	3.0	2.0	1911	$2,600	$1.36	21d	1	0.45mi
1623 Abernethy Pl The Villages, FL	3.0	2.0	1565	$4,800	$3.07	21d	1	1.30mi
1315 Fort Lawn Loop The Villages, FL	2.0	2.0	1392	$4,500	$3.23	21d	1	1.38mi
2111 Jem Path The Villages, FL	3.0	2.0	2000	$5,800	$2.90	21d	1	1.41mi
731 Baisley Trl The Villages, FL	2.0	2.0	1512	$4,500	$2.98	21d	1	1.44mi
470 Oboe Way The Villages, FL	2.0	2.0	1240	$2,200	$1.77	21d	1	1.45mi

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-25
   status Pending
4. 2026-04-24
   soldstatus Closed
5. 2026-04-23
   listed $435,000 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: $4,012 · $334/mo
• Projected year-2 tax: $4,012 · $334/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $47,707
• − Mortgage interest: −$24,367
• − Property taxes: −$4,012
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,817
• − Management: −$3,817
• − Depreciation: −$12,655
• Taxable loss: −$3,135
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $4,879/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

5 events — show timeline

• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Sold (MLS) — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $435,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2025): $4,012 · -0.3% YoY. Source: county tax records.