1116 San Bernardo Rd · The Villages, FL 32162

$280,000

2 bd · 2.0 ba · 1,102 sqft · SingleFamily public records · 145 Days on market

Built 1999 4,042 sqft lot Est $270k · at est. $204/mo HOA · 8% 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).

• Cash flow +12.0/30.0
• ARV discount +5.8/15.0
• Schools +5.2/10.0
• 1% rule +3.9/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

~PERFECT FOR INVESTORS-RENTERS ALREADY IN PLACE~ ~NO BOND~ ~2026 HVAC~ ~2018 ROOF~ ~NO CARPET~ ~GRANITE COUNTERTOPS~ This 2/2 BAJA COURTYARD VILLA home is situated in the convenient Village of SANTIAGO, specifically in VILLA SAN LEANDRO. As you approach, the home welcomes you with beautiful rocks and shrubs, setting the tone for its appealing exterior. Step inside through the TILE foyer, and you'll find a spacious living/dining room combo, perfect for entertaining guests. LAMINATE flooring and UPGRADED LIGHTING enhance the beauty of the main living area. The galley kitchen features a TILE floor, GRANITE countertops, STAINLESS-STEEL appliances, and a CLOSET PANTRY creating a stylish and func

Key facts

• Walk-in closet
• Water softener
• Screened-in lanai

Tags

• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• WALK-IN CLOSET
• SCREENED-IN LANAI
• PAVER PATIO
• WATER SOFTENER

Property features AI

Finance

• Other: Unfurnished; No lease restrictions indicated
• Financial info: Other annual assessment: $532
• HOA & community: CDD present; Association fees: $2,448 annually ($204 monthly); Deed restrictions; Dog park; Golf carts allowed; Golf; Irrigation with reclaimed water; Park; Pool; Tennis courts; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1-car) with garage door opener; Garage dimensions approximately 23 x 17; Golf cart parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Private utilities (private lines/servicing indicated)
• Home design: Residential villa; One level; East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Builder model: BAJA; Built on one level
• Exterior features: Sliding doors; Near golf course; Private lot; Asphalt road surface; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan; Stone counters; Thermostat; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry in garage; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-68 ($-817/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (10.9% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 5.0% in The Villages — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising (+3.9%/yr); 551 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $2k of loan paydown is wiped out by about $8k 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 145 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 7y ago; this cycle's ask is 12344% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $205k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $246,400 (12.0% 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 145 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.89% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $269,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 San Bernardo Rd	0.05mi	2/2.0	1,146 (+4%)	2mo	$270,000	$236	90
1423 Conchas Dr	0.49mi	2/2.0	1,150 (+4%)	2mo	$282,000	$245	68
1487 Azteca Loop	0.44mi	2/2.0	1,192 (+8%)	0mo	$299,900	$252	66
1480 Azteca Loop	0.45mi	2/2.0	1,185 (+8%)	1mo	$270,000	$228	66
884 Radclife Berea Pl	0.64mi	2/2.0	1,141 (+4%)	2mo	$300,425	$263	63
3283 Candlebrook St	0.65mi	2/2.0	1,142 (+4%)	2mo	$280,000	$245	62
3024 Burbank Ln	0.34mi	2/2.0	1,248 (+13%)	2mo	$251,000	$201	60
3324 Ashbrook Pl	0.75mi	2/2.0	1,142 (+4%)	2mo	$360,000	$315	58
1289 Addison Ave	0.47mi	2/2.0	1,248 (+13%)	1mo	$300,000	$240	55
1418 Azteca	0.46mi	2/1.0	986 (-10%)	2mo	$249,000	$253	55
1270 Weaton Ct	0.46mi	2/2.0	1,248 (+13%)	2mo	$265,000	$212	55
2731 Privada Dr	0.75mi	2/2.0	1,248 (+13%)	2mo	$250,000	$200	42

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-47,280
• Equity at exit: $41,749

10-year hold

• IRR: -7.0%
• Equity multiple: 0.53×
• Total profit: $-36,607
• Equity at exit: $24,209

Cash invested: $78,400 (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: 551
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,494 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$117
• HOA: −$204
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-68

Break-even live

Break-even rent $2,580

Max offer price $267,967

Occupancy floor 98%

Sensitivity live

Price	-10% $90	-5% $11	+0% $-68	+5% $-147	+10% $-227
Rent	-10% $-265	-5% $-167	+0% $-68	+5% $30	+10% $129
Rate	-1.0pp $73	-0.5pp $3	base $-68	+0.5pp $-141	+1.0pp $-214

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	23d	1	0.02mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	23d	1	0.06mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	23d	1	0.62mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	23d	1	0.72mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	23d	1	0.78mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	23d	1	0.78mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	23d	1	0.86mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	23d	10	1.01mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	1.04mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	23d	1	1.06mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	23d	1	1.11mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	23d	1	1.11mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	23d	1	1.19mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	23d	1	1.39mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	23d	1	1.42mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 50 events

1. 2026-06-22
   days on market $280,000 Active 145 DOM
2. 2026-06-19
   days on market $280,000 Active 143 DOM
3. 2026-06-18
   days on market $280,000 Active 142 DOM
4. 2026-06-17
   days on market $280,000 Active 141 DOM
5. 2026-06-16
   days on market $280,000 Active 140 DOM
6. 2026-06-15
   days on market $280,000 Active 139 DOM
7. 2026-06-14
   days on market $280,000 Active 137 DOM
8. 2026-06-13
   days on market $280,000 Active 136 DOM
9. 2026-06-10
   days on market $280,000 Active 134 DOM
10. 2026-06-09
    days on market $280,000 Active 133 DOM
11. 2026-06-08
    days on market $280,000 Active 132 DOM
12. 2026-06-07
    days on market $280,000 Active 131 DOM
13. 2026-06-02
    days on market $280,000 Active 126 DOM
14. 2026-06-01
    days on market $280,000 Active 125 DOM
15. 2026-05-31
    days on market $280,000 Active 124 DOM
16. 2026-05-30
    days on market $280,000 Active 123 DOM
17. 2026-05-06
    price $280,000
18. 2026-04-23
    price $275,000
19. 2026-04-08
    historical $2,250
20. 2026-03-30
    listed $2,250
21. 2026-03-30
    historical $2,250
22. 2026-03-16
    listed $2,250
23. 2026-03-16
    historical $2,100
24. 2026-02-09
    listed $2,100
25. 2026-02-06
    historical $4,300
26. 2026-01-27
    listed $300,000 Active
27. 2026-01-25
    listed $4,300
28. 2026-01-24
    historical $3,500
29. 2025-12-23
    historical $3,500
30. 2025-12-22
    listed $3,500
31. 2025-12-16
    price $3,500
32. 2025-12-12
    historical
33. 2025-11-20
    price $2,000
34. 2025-11-12
    price $300,000
35. 2025-11-01
    listed $2,100
36. 2025-11-01
    historical $2,000
37. 2025-10-30
    status Active
38. 2025-10-30
    price $2,000
39. 2025-10-09
    listed $2,200
40. 2025-10-08
    historical $4,500
41. 2025-09-29
    listed $4,500
42. 2025-09-18
    historical $1,900
43. 2025-09-13
    price $310,000
44. 2025-08-11
    price $1,900
45. 2025-07-15
    price $293,000
46. 2025-06-28
    price $297,000
47. 2025-06-18
    listed $2,000
48. 2025-06-12
    historical $2,000
49. 2025-05-31
    listed $305,000 Active
50. 2025-05-14
    listed $2,000

ⓘ 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: $2,989 · $249/mo
• Projected year-2 tax: $2,989 · $249/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 ≥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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,924
• − Mortgage interest: −$15,684
• − Property taxes: −$2,989
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − HOA: −$2,448
• − Depreciation: −$8,145
• Taxable loss: −$5,531
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $510/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

+76.7% since first listed

59 events — show timeline

• 2026-05-06 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Rental Removed $2,250 Avail
• 2026-03-30 Listed for Rent $2,250 Avail
• 2026-03-30 Rental Removed $2,250 STELLARMLS
• 2026-03-16 Listed for Rent $2,250 STELLARMLS
• 2026-03-16 Rental Removed $2,100 Avail
• 2026-02-09 Listed for Rent $2,100 Avail
• 2026-02-06 Rental Removed $4,300 APPFOLIO
• 2026-01-27 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Listed for Rent $4,300 APPFOLIO
• 2026-01-24 Rental Removed $3,500 Avail
• 2025-12-23 Rental Removed $3,500 APPFOLIO
• 2025-12-22 Listed for Rent $3,500 APPFOLIO
• 2025-12-16 Price Changed $3,500 Avail
• 2025-12-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $2,000 Avail
• 2025-11-12 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Listed for Rent $2,100 Avail
• 2025-11-01 Rental Removed $2,000 APPFOLIO
• 2025-10-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $2,000 APPFOLIO
• 2025-10-09 Listed for Rent $2,200 APPFOLIO
• 2025-10-08 Rental Removed $4,500 Avail
• 2025-09-29 Listed for Rent $4,500 Avail
• 2025-09-18 Rental Removed $1,900 Avail
• 2025-09-13 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-11 Price Changed $1,900 Avail
• 2025-07-15 Price Changed $293,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-28 Price Changed $297,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-18 Listed for Rent $2,000 Avail
• 2025-06-12 Rental Removed $2,000 Avail
• 2025-05-31 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Listed for Rent $2,000 Avail
• 2024-02-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-16 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-10-24 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-29 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-15 Sold (Public Records) $204,900 Public Records
• 2020-05-08 Sold (MLS) $204,900 Stellar MLS as Distributed by MLS Grid
• 2020-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-02 Price Changed $204,900 Stellar MLS as Distributed by MLS Grid
• 2020-01-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-15 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2020-01-02 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2019-11-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-10-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-04 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-25 Sold (Public Records) $170,000 Public Records
• 2006-02-15 Sold (Public Records) $202,000 Public Records
• 2004-10-20 Sold (Public Records) $158,900 Public Records
• 2004-02-23 Sold (Public Records) $158,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,989 · +0.5% YoY. Source: county tax records.