2610 Lindewood St · The Villages, FL 32163

$385,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 133 Days on market

Built 2014 5,310 sqft lot Est $478k · 19% under $204/mo HOA · 8% of rent ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• 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 +1.2/10.0

Listing remarks

Virtually Staged. HUGE PRICE IMPROVEMENT! BOND PAID! LOCATION! LOCATION! LOCATION! Fantastic Location located very close to Brownwood Town Square. This wonderful well maintained Courtyard Villa located in The Village of Collier is a Melrose Floorplan that is a very OPEN FLOORPLAN. It has 3 bedrooms, 2 bathrooms and 1 1/2 car garage! There is a SCREENED LANAI on the front of the Courtyard plus a FLORIDA ROOM WITH ACRYLIC WINDOWS in the backyard. The back yard is completed fenced yard plus it has a GOLF PUTTING GREEN for your golfing fun! The Courtyard Villa has NO GRASS in the yard so no lawn maintenance is required! The home has NO CARPET - Only Ceramic Tile Flooring. The Living Room

Key facts

• Fenced yard
• Screened lanai
• Golf putting green

Tags

• SCREENED LANAI
• FENCED YARD
• GOLF PUTTING GREEN
• CERAMIC TILE
• LUXURY VINYL FLOORING
• ISLAND

Property features AI

Finance

• Other: Living area reported as 1,620 sq ft; Building area reported as 2,244 sq ft; Lot approximately 0.12 acres (about 0 to less than 1/4 acre); Paved public maintained road; Association fees billed (monthly/annual) information recorded
• Financial info: CDD present; Homestead exemption present; Lease restrictions apply; Unfurnished
• HOA & community: Deed-restricted community; Association recreation owned; Community mailbox; Dog park; Fitness center; Golf; Golf carts allowed; Park; Pool; Tennis courts; Senior community

Exterior

• Parking: Attached 1-car garage; Golf cart parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; BB/HS internet available; Underground utilities; Water connected; Sewer connected; Sprinkler (recycled)
• Home design: Villa (residential); One story; Northeast facing
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Built as Melrose model
• Exterior features: Covered enclosed porch / Florida room; Front porch; Rear porch; Patio; Screened porch; Sliding doors; Sprinkler (metered)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; High ceilings; Ceiling fans; Open floorplan; Living room/dining room combo; Split bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-565 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (32.5% below list).
• Recommended offer: $260k (32.5% 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; 10 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 32% 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 $41k of equity ($3k loan paydown + $38k 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($339k) 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 $259,810 (32.5% 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 133 days. Have you received any prior offers? Is the seller open to a 33% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $477,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3563 Marianna Pl	0.44mi	3/2.0	1,608 (-1%)	2mo	$465,000	$289	76
3497 Oldham Ln	0.51mi	3/2.0	1,695 (+5%)	6mo	$479,900	$283	63
3481 Oldham Ln	0.52mi	3/2.0	1,504 (-7%)	2mo	$385,000	$256	62
2932 Beadle Pl	0.55mi	3/2.0	1,473 (-9%)	4mo	$440,000	$299	56
3493 Habersham Ct	0.47mi	3/2.0	1,446 (-11%)	6mo	$438,000	$303	55
3562 Farrell Ave	0.58mi	3/2.0	1,473 (-9%)	4mo	$435,000	$295	54
3776 E Torch Lake Dr	0.50mi	3/2.0	1,851 (+14%)	0mo	$750,000	$405	53
3023 Charlevoix St	0.59mi	3/2.0	1,794 (+11%)	12mo	$530,000	$295	45
3459 Oldham Ln	0.53mi	3/2.0	1,446 (-11%)	15mo	$420,000	$290	45
3554 Marianna Pl	0.44mi	3/2.0	1,416 (-13%)	17mo	$410,000	$290	44
5585 Hancock Dr	0.72mi	3/2.0	1,494 (-8%)	16mo	$200,000	$134	40
3930 E Torch Lake Dr	0.74mi	3/2.0	1,794 (+11%)	16mo	$640,000	$357	34

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $173,677
• Equity at exit: $346,839

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $539,801
• Equity at exit: $747,970

Cash invested: $107,800 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 269
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$160
• HOA: −$204
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-565

Break-even live

Break-even rent $3,314

Max offer price $285,103

Occupancy floor —

Sensitivity live

Price	-10% $-348	-5% $-457	+0% $-565	+5% $-674	+10% $-783
Rent	-10% $-771	-5% $-668	+0% $-565	+5% $-463	+10% $-360
Rate	-1.0pp $-372	-0.5pp $-468	base $-565	+0.5pp $-665	+1.0pp $-767

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	23d	1	0.03mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	23d	44	0.57mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	23d	1	0.57mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	23d	22	0.76mi
3064 Gulfport Ct The Villages, FL	2.0	2.0	1602	$2,800	$1.75	23d	1	0.82mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	23d	1	0.90mi
2910 Monument Way The Villages, FL	2.0	2.0	1494	$2,600	$1.74	23d	1	1.06mi
5267 Dragonfly Dr Wildwood, FL	3.0	2.5	1688	$1,945	$1.15	23d	1	1.30mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	23d	29	1.36mi
5339 Loblolly Ln Wildwood, FL	3.0	2.5	1688	$2,000	$1.18	23d	1	1.41mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 18 events

1. 2026-06-22
   days on market $385,000 Active 133 DOM
2. 2026-06-19
   days on market $385,000 Active 131 DOM
3. 2026-06-18
   days on market $385,000 Active 130 DOM
4. 2026-06-17
   days on market $385,000 Active 129 DOM
5. 2026-06-16
   days on market $385,000 Active 128 DOM
6. 2026-06-15
   days on market $385,000 Active 127 DOM
7. 2026-06-14
   days on market $385,000 Active 125 DOM
8. 2026-06-13
   days on market $385,000 Active 124 DOM
9. 2026-06-10
   days on market $385,000 Active 122 DOM
10. 2026-06-09
    days on market $385,000 Active 121 DOM
11. 2026-06-08
    days on market $385,000 Active 120 DOM
12. 2026-06-07
    days on market $385,000 Active 119 DOM
13. 2026-06-02
    days on market $385,000 Active 114 DOM
14. 2026-06-01
    days on market $385,000 Active 113 DOM
15. 2026-05-31
    days on market $385,000 Active 112 DOM
16. 2026-05-30
    days on market $385,000 Active 111 DOM
17. 2026-03-11
    price $385,000
18. 2026-02-08
    listed $399,999 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: $2,815 · $235/mo
• Projected year-2 tax: $3,196 · $266/mo
• Expected delta: +$380/yr (+$32/mo · 13.5%)

ⓘ 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 · 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: $31,177
• − Mortgage interest: −$21,566
• − Property taxes: −$2,815
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − HOA: −$2,448
• − Depreciation: −$11,200
• Taxable loss: −$13,765
• Est. tax savings @ 24.0%: +$3,304
• After-tax cash flow: $-3,482/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

-3.7% since first listed

2 events — show timeline

• 2026-03-11 Price Changed $385,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-08 Listed $399,999 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.1%/yr

Latest (2025): $2,815 · +2.4% YoY. Source: county tax records.