329 Bishopville Loop · The Villages, FL 32162

$485,000

3 bd · 2.5 ba · 2,075 sqft · SingleFamily public records · 67 Days on market

Built 2006 7,851 sqft lot Est $631k · 23% under $204/mo HOA · 5% 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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * NEW Improved PRICE * * • ROOF Replaced 2023 | HVAC Replaced 2020 | Expanded 2-Car Garage • 3 Bedrooms + 2.5 Baths | Corner Lot | Private Enclosed Lanai with Fireplace Welcome home to the coveted Bridgeport model, perfectly positioned on a desirable corner lot in the sought-after Village of Mallory Square in The Villages. From the moment you arrive, the home’s presence and spacious setting invite you in, offering both curb appeal and privacy. Step through the front entry and into a grand, open living space where soaring volume ceilings and elegant crown molding immediately catch your eye. Engineered wood floors and tile flow seamlessly throughout—no carpet

Key facts

• Hvac replaced
• Roof replaced
• 7,851 sq ft lot

Tags

• ROOF REPLACED
• HVAC REPLACED
• EXPANDED TWO-CAR GARAGE
• PRIVATE ENCLOSED LANAI
• SOLID SURFACE COUNTERTOPS
• ABUNDANCE OF CABINETRY

Property features AI

Finance

• Other: Directions provided to the property
• Financial info: Other annual assessment noted
• HOA & community: Street lights in community; Senior community; Pets allowed; Total monthly fees approximately $204; Total annual fees approximately $2,448

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Cable available and connected; Underground utilities; Water, sewer, and electricity available
• Home design: Single family residence; One-level home; Residence faces south; Property completed; Located in a community with a CDD
• Construction: Stucco exterior; Shingle roof; Slab foundation; Builder model: Bridgeport; Built as single-story (one level)
• Exterior features: Rain gutters; Asphalt/paved road access; Lot approximately 0.18 acres

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters; Solid wood cabinets
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floorplan; Solid surface countertops; Solid wood cabinets; Tray ceilings; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $445k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $406k (16.3% below list).
• Recommended offer: $406k (16.3% 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: 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); 551 active listings in the ZIP; 4 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 $4,058/mo this rent would consume 66% 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 $15k 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 67 days — a 6% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $302k; list at $485k implies a 61% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $405,803 (16.3% 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 67 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $630,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Bishopville Loop	0.00mi	3/2.5	2,075 (0%)	1mo	$475,000	$229	99
550 Little River Path	0.35mi	3/2.0	2,012 (-3%)	3mo	$720,000	$358	74
1485 Dalzell Ct	0.43mi	3/2.0	2,025 (-2%)	3mo	$665,000	$328	72
1607 Mount Croghan Trl	0.61mi	3/2.5	2,075 (0%)	1mo	$525,000	$253	71
533 Inner Cir	0.50mi	3/2.5	2,171 (+5%)	1mo	$660,000	$304	68
552 Society Hill Cir	0.61mi	3/2.0	2,046 (-1%)	5mo	$522,680	$255	63
1466 Perry Ln	0.50mi	3/2.0	1,927 (-7%)	2mo	$425,000	$221	61
1615 Snelling Ave	0.50mi	3/2.0	1,887 (-9%)	0mo	$630,000	$334	59
445 Society Hill Cir	0.55mi	3/2.0	1,927 (-7%)	5mo	$650,000	$337	57
1637 Mount Croghan Trl	0.59mi	3/2.0	1,887 (-9%)	1mo	$457,500	$242	54
566 Allenwood Loop	0.66mi	3/2.0	1,927 (-7%)	4mo	$489,000	$254	52
565 Society Hill Cir	0.65mi	3/2.0	1,899 (-8%)	2mo	$600,000	$316	52

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: -18.5%
• Equity multiple: 0.34×
• Total profit: $-89,132
• Equity at exit: $72,315

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-79,912
• Equity at exit: $41,934

Cash invested: $135,800 (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: 551
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,058 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$483 /mo · $5,798/yr
• Insurance: −$202
• HOA: −$204
• Vacancy / Maint / Mgmt: −$852
• Net cashflow: $-227

Break-even live

Break-even rent $4,345

Max offer price $444,941

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-89	+0% $-227	+5% $-364	+10% $-501
Rent	-10% $-547	-5% $-387	+0% $-227	+5% $-66	+10% $94
Rate	-1.0pp $17	-0.5pp $-103	base $-227	+0.5pp $-352	+1.0pp $-480

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2111 Jem Path The Villages, FL	3.0	2.0	2000	$5,800	$2.90	22d	1	0.70mi
731 Baisley Trl The Villages, FL	2.0	2.0	1512	$4,500	$2.98	22d	1	1.19mi
898 Moses Loop The Villages, FL	3.0	2.0	1911	$2,600	$1.36	22d	1	1.24mi
1220 Turtle Island Rd Lady Lake, FL	3.0	2.0	1504	$2,000	$1.33	25d	1	1.25mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 6 events

1. 2026-04-20
   status Pending
2. 2026-04-07
   price $485,000
3. 2026-04-03
   price $495,000
4. 2026-03-02
   price $499,500
5. 2026-02-12
   listed $514,900 Active
6. 2015-12-11
   soldstatus $302,000

ⓘ 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: $5,798 · $483/mo
• Projected year-2 tax: $5,798 · $483/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 5/10 Major
• 🌡 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: $48,696
• − Mortgage interest: −$27,168
• − Property taxes: −$5,798
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,896
• − Management: −$3,896
• − HOA: −$2,448
• − Depreciation: −$14,109
• Taxable loss: −$11,042
• Est. tax savings @ 24.0%: +$2,650
• After-tax cash flow: $-71/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

+60.6% since first listed

6 events — show timeline

• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $485,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $495,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $499,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listed $514,900 Stellar MLS as Distributed by MLS Grid
• 2015-12-11 Sold (Public Records) $302,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $5,798 · -0.8% YoY. Source: county tax records.