1362 Viola Ct · The Villages, FL 32163

$294,900

2 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 48 Days on market

Built 2014 4,835 sqft lot Est $283k · at est. $204/mo HOA · 9% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• ARV discount +5.6/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.8/10.0

Listing remarks

FABULOUS, TURNKEY 2/2 Colony Villa featuring a PRIVATE, ENCLOSED LANAI and a 22’ x 20’ EXPANSIVE FRONT PATIO, perfectly positioned on a LARGE CORNER LOT! IDEALLY LOCATED just minutes from Brownwood Paddock Square with live nightly entertainment and all the conveniences of County Road 466A—nestled in Leyton Villas in the highly sought-after Village of Dunedin! MOVE-IN READY—sheets, dishes, silverware, televisions, toaster, and more are INCLUDED! The HVAC system (Dec. 2025) features a “smart” thermostat you can control from your phone anywhere. It also comes with a transferable 10-year parts and labor warranty with Sun Kool Air Conditioning & Heating

Key facts

• Large corner lot
• 4,835 sq ft lot
• Garage

Tags

• PRIVATE ENCLOSED LANAI
• EXPANSIVE FRONT PATIO
• LARGE CORNER LOT
• HIGH VAULTED CEILINGS
• LUXURY VINYL PLANK FLOORING
• STUNNING GLASS-ENCLOSED LANAI

Property features AI

Finance

• Other: Living area about 1,156 sq ft (building area total 1,692 sq ft); Lot about 0.11 acres; Vegetation: trees/landscaped
• HOA & community: Turnkey (furnished); Community features include pool, tennis courts, pickleball, playground, dog park, sidewalks, trails, racquetball, shuffleboard, golf and community mailbox; Community has deed restrictions and special community restrictions; Golf carts allowed; Vehicle restrictions apply; Senior community; Pets allowed; Association amenities cover pool and recreational facilities; Total monthly association fees approximately $204 (about $2,448 annually); CDD present; Lease restrictions apply

Exterior

• Parking: Attached garage (1 car) with garage door opener; Driveway; Golf cart parking; Ground level garage; Garage dimensions approximately 18 x 22
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential villa; One level; Faces northwest
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as model COLONY
• Exterior features: Enclosed patio; Patio; Side porch; Sliding doors; Corner lot; Landscaped yard; Near golf course; Private lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floor plan; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer and dryer included; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (26.7% below list).
• Recommended offer: $207k (29.8% below list) — sets the bar for cash-flow.

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; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $29k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,958 (29.8% 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 48 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.23%
• DSCR: 0.68
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $283,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1387 Zest Ave	0.10mi	2/2.0	1,156 (0%)	1mo	$260,000	$225	94
1381 Zest Ave	0.10mi	2/2.0	1,156 (0%)	6mo	$246,000	$213	90
1253 Zydeco Ct	0.18mi	2/2.0	1,152 (-0%)	3mo	$320,000	$278	88
1406 Zest Ave	0.15mi	2/2.0	1,156 (0%)	12mo	$270,000	$234	83
1398 Bokeelia Pl	0.43mi	2/2.0	1,156 (0%)	4mo	$230,000	$199	76
1486 Olympia St	0.42mi	2/2.0	1,163 (+1%)	12mo	$319,900	$275	70
1169 Calgary St	0.37mi	2/2.0	1,220 (+6%)	5mo	$330,000	$270	70
3710 Fir St	0.06mi	2/2.0	1,275 (+10%)	15mo	$312,000	$245	67
3358 Castlegate Ct	0.53mi	2/2.0	1,188 (+3%)	6mo	$268,000	$226	66
3568 Yucca Ct	0.63mi	2/2.0	1,161 (+0%)	6mo	$285,000	$245	65
3347 Empire Ave	0.54mi	2/2.0	1,156 (0%)	13mo	$298,000	$258	64
957 Wren St	0.68mi	2/2.0	1,161 (+0%)	16mo	$322,000	$277	54

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $129,039
• Equity at exit: $265,669

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $405,202
• Equity at exit: $572,926

Cash invested: $82,572 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$1,546
• Tax from tax record: −$332 /mo · $3,980/yr
• Insurance: −$123
• HOA: −$204
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-498

Break-even live

Break-even rent $2,791

Max offer price $206,958

Occupancy floor —

Sensitivity live

Price	-10% $-331	-5% $-414	+0% $-498	+5% $-581	+10% $-665
Rent	-10% $-669	-5% $-583	+0% $-498	+5% $-412	+10% $-327
Rate	-1.0pp $-349	-0.5pp $-423	base $-498	+0.5pp $-574	+1.0pp $-652

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
964 Wren St The Villages, FL	2.0	2.0	1161	$2,200	$1.89	23d	1	0.69mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 21 events

1. 2026-06-22
   pricedays on market $294,900 Active 48 DOM
2. 2026-06-19
   days on market $299,900 Active 46 DOM
3. 2026-06-18
   days on market $299,900 Active 45 DOM
4. 2026-06-17
   days on market $299,900 Active 44 DOM
5. 2026-06-16
   days on market $299,900 Active 43 DOM
6. 2026-06-15
   days on market $299,900 Active 42 DOM
7. 2026-06-14
   days on market $299,900 Active 40 DOM
8. 2026-06-13
   days on market $299,900 Active 39 DOM
9. 2026-06-10
   days on market $299,900 Active 37 DOM
10. 2026-06-09
    days on market $299,900 Active 36 DOM
11. 2026-06-08
    days on market $299,900 Active 35 DOM
12. 2026-06-07
    days on market $299,900 Active 34 DOM
13. 2026-06-02
    days on market $299,900 Active 29 DOM
14. 2026-06-01
    days on market $299,900 Active 28 DOM
15. 2026-05-31
    days on market $299,900 Active 27 DOM
16. 2026-05-30
    days on market $299,900 Active 26 DOM
17. 2026-05-04
    listed $299,900 Active
18. 2025-03-21
    historical $2,350
19. 2025-02-20
    listed $2,350
20. 2024-11-21
    soldstatus $292,500
21. 2023-03-27
    soldstatus $280,000

ⓘ 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: $3,980 · $332/mo
• Projected year-2 tax: $3,980 · $332/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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,932
• − Mortgage interest: −$16,519
• − Property taxes: −$3,980
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$2,448
• − Depreciation: −$8,579
• Taxable loss: −$11,217
• Est. tax savings @ 24.0%: +$2,692
• After-tax cash flow: $-3,282/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): 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

+7.1% since first listed

5 events — show timeline

• 2026-05-04 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Rental Removed $2,350 Avail
• 2025-02-20 Listed for Rent $2,350 Avail
• 2024-11-21 Sold (Public Records) $292,500 Public Records
• 2023-03-27 Sold (Public Records) $280,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,980 · +75.4% YoY. Source: county tax records.