1492 Azteca Loop · The Villages, FL 32162

$275,000

2 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 13 Days on market

Built 2000 3,813 sqft lot Est $254k · 8% over $204/mo HOA · 7% of rent

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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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• ARV discount +3.9/15.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION, LOCATION, LOCATION! Wonderful Villa Community, Villa Escondido, in the Village of Santiago. BOND PAID!! 2 Bedroom, 2 Bathroom Biscayne COURTYARD VILLA. This beautifully maintained home offers the perfect blend of comfort, convenience, and LOW-MAINTENANCE which means more time for fun! The spacious living and dining areas flows into the glass-enclosed Florida Room, creating additional year-round living space perfect for relaxing, entertaining, or accommodating guests. This Villa has 2 solar tubes which adds lots of natural light. .. the windows are adorned with beautiful Plantation Shutters. Coat closet in entry way and large pantry in the kitchen offers extra storage space. NO GR

Key facts

• Extra storage space
• Plantation shutters
• Florida room

Tags

• BOND PAID
• FLORIDA ROOM
• SOLAR TUBES
• PLANTATION SHUTTERS
• EXTRA STORAGE SPACE
• NO GRASS TO MOW

Property features AI

Finance

• Other: Deed restrictions and special community restrictions apply; Directions provided to the property
• Financial info: Total monthly fees: $204; Total annual fees: $2,448; Other annual assessment amount: $208; No lease restrictions indicated; Unfurnished
• HOA & community: Community amenities include clubhouse, fitness center, pool, playground, park, golf, tennis and pickleball courts, shuffleboard, racquetball, trails and community mailbox; Senior community; Pets allowed; Association fees include pool and recreational facilities; CDD present

Exterior

• Parking: Attached garage; 1-car garage with garage door opener; Golf cart parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Underground utilities; Water connected; Sewer connected
• Home design: Villa (residential); One level; Faces west
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as the BISCAYNE model
• Exterior features: Front porch; Patio; Fenced (other); Paved public-maintained road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Walk-in closet(s); Skylights; Blinds and shutters; Window treatments; Sliding doors
• Laundry & utility: Washer and dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 7.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $2,853/mo this rent would consume 46% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $254,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 Conchas Dr	0.09mi	2/2.0	1,150 (+3%)	1mo	$282,000	$245	89
1480 Azteca Loop	0.05mi	2/2.0	1,185 (+6%)	1mo	$270,000	$228	87
1487 Azteca Loop	0.04mi	2/2.0	1,192 (+7%)	0mo	$299,900	$252	87
1104 San Bernardo Rd	0.45mi	2/2.0	1,146 (+3%)	2mo	$270,000	$236	73
1418 Azteca	0.11mi	2/1.0	986 (-12%)	2mo	$249,000	$253	70
1612 Campos Dr	0.65mi	2/2.0	1,121 (+0%)	0mo	$230,000	$205	69
2603 Olivarez Way	0.65mi	2/2.0	1,121 (+0%)	2mo	$252,000	$225	68
1647 Campos Dr	0.69mi	2/2.0	1,121 (+0%)	1mo	$250,000	$223	66
2731 Privada Dr	0.34mi	2/2.0	1,248 (+12%)	2mo	$250,000	$200	63
2604 Privada Dr	0.57mi	3/2.0 (+1)	1,210 (+8%)	0mo	$269,000	$222	54
1289 Addison Ave	0.58mi	2/2.0	1,248 (+12%)	1mo	$300,000	$240	53
1270 Weaton Ct	0.60mi	2/2.0	1,248 (+12%)	2mo	$265,000	$212	51

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-17,967
• Equity at exit: $41,003

10-year hold

• IRR: 4.5%
• Equity multiple: 1.34×
• Total profit: $26,394
• Equity at exit: $23,777

Cash invested: $77,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,853 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$115
• HOA: −$204
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $375

Break-even live

Break-even rent $2,378

Max offer price $275,000

Occupancy floor 82%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	20d	1	0.37mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	20d	1	0.41mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	20d	1	0.42mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	20d	1	0.44mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	20d	1	0.65mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	20d	1	0.96mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	0.99mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	20d	1	1.00mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	20d	1	1.15mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	1.29mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	20d	1	1.34mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	20d	1	1.41mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	20d	10	1.42mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	1.43mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	20d	1	1.44mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	20d	1	1.47mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	20d	1	1.47mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 12 events

1. 2026-06-19
   days on market $275,000 Active 13 DOM
2. 2026-06-18
   days on market $275,000 Active 12 DOM
3. 2026-06-17
   days on market $275,000 Active 11 DOM
4. 2026-06-16
   days on market $275,000 Active 10 DOM
5. 2026-06-15
   days on market $275,000 Active 9 DOM
6. 2026-06-14
   days on market $275,000 Active 7 DOM
7. 2026-06-13
   days on market $275,000 Active 6 DOM
8. 2026-06-10
   days on market $275,000 Active 4 DOM
9. 2026-06-09
   days on market $275,000 Active 3 DOM
10. 2026-06-08
    days on market $275,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $275,000 Active 1 DOM

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$866/yr (+$72/mo · 61.1%)

ⓘ 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 · 21 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: $34,238
• − Mortgage interest: −$15,404
• − Property taxes: −$1,417
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,739
• − Management: −$2,739
• − HOA: −$2,448
• − Depreciation: −$8,000
• Taxable income: $116
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $4,475/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

1 event — show timeline

• 2026-06-06 Listed $275,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $1,417 · +1.3% YoY. Source: county tax records.