2445 Greenhill Trl · The Villages, FL 32162

$278,900

2 bd · 2.0 ba · 1,117 sqft · SingleFamily public records · 35 Days on market

Built 2003 3,785 sqft lot Est $258k · 8% over $199/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 +10.4/30.0
• Schools +5.2/10.0
• ARV discount +3.9/15.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Courtyard Villa 2 bedroom 2 baths plus Den, in best location of the Villages, close to everything. .. .. Lake Sumter, Polo grounds, Fresh Market, tons of Restaurants, Arnold Palmer Golf and CC, Pimlico Regional Ctr, Southern Trace Plaza, Homegoods and more shopping all minutes away. .. .Village of Belvedere / village of CherryHill Villas. Turnkey fully Furnished remodeled home. Here are just some key features. .. . New Kitchen with upgraded all wood white Shaker Cabinets with soft closing doors and drawers, pull out shelf and lazy susan, under cabinet and over cabinet lighting, gorgeous upgraded custom granite countertops with all new stainless steel appliances featuring gas convection oven and side by side water and ice in door refrigerator. All new Luxury Vinyl Plank flooring throughout, freshly painted with decorator colors in all rooms, upgraded fans and lighting, 2 solar tubes for extra brightness, walk-in closet in master with closet system, Lanai was built with insulated windows and ac vent making it part of the home it overlooks a professionally landscapped rear courtyard with pavers and sitting areas for outdoor entertaining under a weeping willow tree, it was even planned with drainage in mind when it rains. New Roof 2021, newer AC unit, gas stove/oven AND even a gas tankless water heater, dual pane windows, leaded glass front door, 1.5 car garage plenty of room for 1 car, golf cart, storage and workbench. .. .oh and did I mention fully FURNISHED TURN KEY??? from LED TV's to pots and pans. BOND IS PAID Why pay rent this season when you can just move in now, can close in 2-3 weeks. Don't take long call now because it's priced to sell quickly in today's market.

Key facts

• Walk-in closet
• Dual-pane windows
• Enclosed lanai

Tags

• ENCLOSED LANAI
• CUSTOM GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• WALK-IN CLOSET
• DUAL-PANE WINDOWS

Property features AI

Finance

• Other: Partially furnished; No lease restrictions reported
• Financial info: Monthly fees reported; Annual fees reported
• HOA & community: Association-owned recreation; Clubhouse; Pool; Tennis courts; Golf course access; Golf carts permitted; Deed restrictions; Senior community

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water connected
• Home design: Residential villa; One level; South-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built area reported from public records
• Exterior features: Rain gutters; Sliding doors; Paved road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Solid surface counters; Solid wood cabinets; Thermostat; Walk-in closets; Window treatments; Skylights; Blinds
• Laundry & utility: Laundry area in garage; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (15.7% below list).
• Recommended offer: $235k (15.7% 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); 550 active listings in the ZIP; 21 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).
• This rent runs 38% 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 35 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,084 (15.7% 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 35 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. 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: 0.84% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $258,027
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2351 Pine Ridge St	0.17mi	2/2.0	1,156 (+4%)	3mo	$282,500	$244	84
2306 Oak Bend Pl	0.26mi	2/2.0	1,156 (+4%)	1mo	$265,000	$229	82
2598 Hialeah Ave	0.25mi	1/1.0 (-1)	1,120 (+0%)	1mo	$190,000	$170	78
2757 Plainridge Loop	0.52mi	2/2.0	1,142 (+2%)	2mo	$320,000	$280	70
3273 Riverton Rd	0.56mi	2/2.0	1,143 (+2%)	1mo	$225,000	$197	69
392 Rose Croft Ter	0.41mi	2/2.0	1,188 (+6%)	3mo	$275,000	$231	68
2867 Remington Rd	0.68mi	2/2.0	1,132 (+1%)	0mo	$330,000	$292	66
3622 Cambria Cir	0.63mi	2/2.0	1,156 (+4%)	2mo	$254,900	$221	63
2169 Smoaks St	0.50mi	2/2.0	1,196 (+7%)	3mo	$260,000	$217	63
2343 Dillon Ln	0.73mi	2/2.0	1,156 (+4%)	1mo	$267,000	$231	59
2858 Leicester Ter	0.67mi	2/2.0	1,178 (+6%)	2mo	$374,900	$318	58
664 Evelynton Loop	0.50mi	2/2.0	1,248 (+12%)	2mo	$339,000	$272	55

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-52,409
• Equity at exit: $41,585

10-year hold

• IRR: -9.7%
• Equity multiple: 0.38×
• Total profit: $-48,341
• Equity at exit: $24,114

Cash invested: $78,092 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,351 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$116
• HOA: −$199
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-149

Break-even live

Break-even rent $2,540

Max offer price $252,564

Occupancy floor —

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: $69,725
• Closing costs: $8,367
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	21d	1	0.58mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	21d	1	0.63mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	21d	1	0.66mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	21d	1	0.67mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	21d	1	0.68mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	21d	1	0.68mi
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	21d	1	0.74mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$1,835	$1.94	21d	15	0.80mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	21d	1	0.87mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	21d	1	0.88mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	0.90mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	0.91mi
4460 County Road 472 Unit A Oxford, FL	2.0	1.0	860	$1,300	$1.51	21d	1	0.97mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	21d	1	1.04mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	21d	1	1.05mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	1.06mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	1.07mi
5336 Edgewater Way Unit 5336 Oxford, FL	3.0	2.0	1291	$2,000	$1.55	21d	1	1.14mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	1.20mi
10457 Bethel PL Wildwood, FL	1.0–3.0	1.0–2.5	1293	$1,974	$1.53	21d	41	1.23mi
3795 Bismarck Ct Oxford, FL	1.0–3.0	1.0–2.0	1032	$1,642	$1.59	21d	15	1.47mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: watergaslandscaping

Listing history 28 events

1. 2026-06-19
   days on market $278,900 Active 35 DOM
2. 2026-06-18
   days on market $278,900 Active 34 DOM
3. 2026-06-17
   days on market $278,900 Active 33 DOM
4. 2026-06-16
   days on market $278,900 Active 32 DOM
5. 2026-06-15
   days on market $278,900 Active 31 DOM
6. 2026-06-14
   days on market $278,900 Active 29 DOM
7. 2026-06-13
   days on market $278,900 Active 28 DOM
8. 2026-06-10
   days on market $278,900 Active 26 DOM
9. 2026-06-09
   days on market $278,900 Active 25 DOM
10. 2026-06-09
    price $278,900 Active 24 DOM
11. 2026-06-08
    days on market $290,000 Active 24 DOM
12. 2026-06-07
    days on market $290,000 Active 23 DOM
13. 2026-06-02
    days on market $290,000 Active 18 DOM
14. 2026-06-01
    days on market $290,000 Active 17 DOM
15. 2026-05-31
    days on market $290,000 Active 16 DOM
16. 2026-05-30
    days on market $290,000 Active 15 DOM
17. 2026-05-15
    listed $290,000 Active
18. 2023-02-28
    soldstatus $339,900
19. 2023-02-21
    soldstatus $339,900 Closed 1698-char remark

    Show marketing remark (1698 chars)

    Courtyard Villa 2 bedroom 2 baths plus Den, in best location of the Villages, close to everything. .. .. Lake Sumter, Polo grounds, Fresh Market, tons of Restaurants, Arnold Palmer Golf and CC, Pimlico Regional Ctr, Southern Trace Plaza, Homegoods and more shopping all minutes away. .. .Village of Belvedere / village of CherryHill Villas. Turnkey fully Furnished remodeled home. Here are just some key features. .. . New Kitchen with upgraded all wood white Shaker Cabinets with soft closing doors and drawers, pull out shelf and lazy susan, under cabinet and over cabinet lighting, gorgeous upgraded custom granite countertops with all new stainless steel appliances featuring gas convection oven and side by side water and ice in door refrigerator. All new Luxury Vinyl Plank flooring throughout, freshly painted with decorator colors in all rooms, upgraded fans and lighting, 2 solar tubes for extra brightness, walk-in closet in master with closet system, Lanai was built with insulated windows and ac vent making it part of the home it overlooks a professionally landscapped rear courtyard with pavers and sitting areas for outdoor entertaining under a weeping willow tree, it was even planned with drainage in mind when it rains. New Roof 2021, newer AC unit, gas stove/oven AND even a gas tankless water heater, dual pane windows, leaded glass front door, 1.5 car garage plenty of room for 1 car, golf cart, storage and workbench. .. .oh and did I mention fully FURNISHED TURN KEY??? from LED TV's to pots and pans. BOND IS PAID Why pay rent this season when you can just move in now, can close in 2-3 weeks. Don't take long call now because it's priced to sell quickly in today's market.

20. 2023-01-15
    status Pending 1698-char remark

    Show marketing remark (1698 chars)

    Courtyard Villa 2 bedroom 2 baths plus Den, in best location of the Villages, close to everything. .. .. Lake Sumter, Polo grounds, Fresh Market, tons of Restaurants, Arnold Palmer Golf and CC, Pimlico Regional Ctr, Southern Trace Plaza, Homegoods and more shopping all minutes away. .. .Village of Belvedere / village of CherryHill Villas. Turnkey fully Furnished remodeled home. Here are just some key features. .. . New Kitchen with upgraded all wood white Shaker Cabinets with soft closing doors and drawers, pull out shelf and lazy susan, under cabinet and over cabinet lighting, gorgeous upgraded custom granite countertops with all new stainless steel appliances featuring gas convection oven and side by side water and ice in door refrigerator. All new Luxury Vinyl Plank flooring throughout, freshly painted with decorator colors in all rooms, upgraded fans and lighting, 2 solar tubes for extra brightness, walk-in closet in master with closet system, Lanai was built with insulated windows and ac vent making it part of the home it overlooks a professionally landscapped rear courtyard with pavers and sitting areas for outdoor entertaining under a weeping willow tree, it was even planned with drainage in mind when it rains. New Roof 2021, newer AC unit, gas stove/oven AND even a gas tankless water heater, dual pane windows, leaded glass front door, 1.5 car garage plenty of room for 1 car, golf cart, storage and workbench. .. .oh and did I mention fully FURNISHED TURN KEY??? from LED TV's to pots and pans. BOND IS PAID Why pay rent this season when you can just move in now, can close in 2-3 weeks. Don't take long call now because it's priced to sell quickly in today's market.

21. 2023-01-03
    price $339,900 1698-char remark

    Show marketing remark (1698 chars)

    Courtyard Villa 2 bedroom 2 baths plus Den, in best location of the Villages, close to everything. .. .. Lake Sumter, Polo grounds, Fresh Market, tons of Restaurants, Arnold Palmer Golf and CC, Pimlico Regional Ctr, Southern Trace Plaza, Homegoods and more shopping all minutes away. .. .Village of Belvedere / village of CherryHill Villas. Turnkey fully Furnished remodeled home. Here are just some key features. .. . New Kitchen with upgraded all wood white Shaker Cabinets with soft closing doors and drawers, pull out shelf and lazy susan, under cabinet and over cabinet lighting, gorgeous upgraded custom granite countertops with all new stainless steel appliances featuring gas convection oven and side by side water and ice in door refrigerator. All new Luxury Vinyl Plank flooring throughout, freshly painted with decorator colors in all rooms, upgraded fans and lighting, 2 solar tubes for extra brightness, walk-in closet in master with closet system, Lanai was built with insulated windows and ac vent making it part of the home it overlooks a professionally landscapped rear courtyard with pavers and sitting areas for outdoor entertaining under a weeping willow tree, it was even planned with drainage in mind when it rains. New Roof 2021, newer AC unit, gas stove/oven AND even a gas tankless water heater, dual pane windows, leaded glass front door, 1.5 car garage plenty of room for 1 car, golf cart, storage and workbench. .. .oh and did I mention fully FURNISHED TURN KEY??? from LED TV's to pots and pans. BOND IS PAID Why pay rent this season when you can just move in now, can close in 2-3 weeks. Don't take long call now because it's priced to sell quickly in today's market.

22. 2023-01-03
    price $349,900 1698-char remark

    Show marketing remark (1698 chars)

    Courtyard Villa 2 bedroom 2 baths plus Den, in best location of the Villages, close to everything. .. .. Lake Sumter, Polo grounds, Fresh Market, tons of Restaurants, Arnold Palmer Golf and CC, Pimlico Regional Ctr, Southern Trace Plaza, Homegoods and more shopping all minutes away. .. .Village of Belvedere / village of CherryHill Villas. Turnkey fully Furnished remodeled home. Here are just some key features. .. . New Kitchen with upgraded all wood white Shaker Cabinets with soft closing doors and drawers, pull out shelf and lazy susan, under cabinet and over cabinet lighting, gorgeous upgraded custom granite countertops with all new stainless steel appliances featuring gas convection oven and side by side water and ice in door refrigerator. All new Luxury Vinyl Plank flooring throughout, freshly painted with decorator colors in all rooms, upgraded fans and lighting, 2 solar tubes for extra brightness, walk-in closet in master with closet system, Lanai was built with insulated windows and ac vent making it part of the home it overlooks a professionally landscapped rear courtyard with pavers and sitting areas for outdoor entertaining under a weeping willow tree, it was even planned with drainage in mind when it rains. New Roof 2021, newer AC unit, gas stove/oven AND even a gas tankless water heater, dual pane windows, leaded glass front door, 1.5 car garage plenty of room for 1 car, golf cart, storage and workbench. .. .oh and did I mention fully FURNISHED TURN KEY??? from LED TV's to pots and pans. BOND IS PAID Why pay rent this season when you can just move in now, can close in 2-3 weeks. Don't take long call now because it's priced to sell quickly in today's market.

23. 2023-01-03
    listed $339,900 Active 1698-char remark

    Show marketing remark (1698 chars)

    Courtyard Villa 2 bedroom 2 baths plus Den, in best location of the Villages, close to everything. .. .. Lake Sumter, Polo grounds, Fresh Market, tons of Restaurants, Arnold Palmer Golf and CC, Pimlico Regional Ctr, Southern Trace Plaza, Homegoods and more shopping all minutes away. .. .Village of Belvedere / village of CherryHill Villas. Turnkey fully Furnished remodeled home. Here are just some key features. .. . New Kitchen with upgraded all wood white Shaker Cabinets with soft closing doors and drawers, pull out shelf and lazy susan, under cabinet and over cabinet lighting, gorgeous upgraded custom granite countertops with all new stainless steel appliances featuring gas convection oven and side by side water and ice in door refrigerator. All new Luxury Vinyl Plank flooring throughout, freshly painted with decorator colors in all rooms, upgraded fans and lighting, 2 solar tubes for extra brightness, walk-in closet in master with closet system, Lanai was built with insulated windows and ac vent making it part of the home it overlooks a professionally landscapped rear courtyard with pavers and sitting areas for outdoor entertaining under a weeping willow tree, it was even planned with drainage in mind when it rains. New Roof 2021, newer AC unit, gas stove/oven AND even a gas tankless water heater, dual pane windows, leaded glass front door, 1.5 car garage plenty of room for 1 car, golf cart, storage and workbench. .. .oh and did I mention fully FURNISHED TURN KEY??? from LED TV's to pots and pans. BOND IS PAID Why pay rent this season when you can just move in now, can close in 2-3 weeks. Don't take long call now because it's priced to sell quickly in today's market.

24. 2021-03-03
    soldstatus $216,900
25. 2021-01-28
    soldstatus $216,900 Sold 896-char remark

    Show marketing remark (896 chars)

    THE BOND IS PAID with this clean, TURN-KEY 2/2 Amelia courtyard villa, located in the popular Village of Belvedere. It is located near the Pimlico regional recreation center with 3 golf courses, a large swimming pool, pickleball and tennis courts and with many inside meeting rooms for related activities. You are just a 2-minute golf cart ride to the Southern Trace shopping plaza as well as medical facilities. This property features tile flooring in the kitchen, a gas stove and a solar tube. The remainder of the home has laminate flooring. No carpeting anywhere. The master bedroom has a large walk-in closet, and the master bath has a granite countertop and a walk-in shower. The guest bedroom has a double closet and guest bath has a granite countertop. The lanai is enclosed with climate control and looks out to a private, professionally landscaped yard. This home is an excellent value.

26. 2021-01-05
    status Pending 896-char remark

    Show marketing remark (896 chars)

    THE BOND IS PAID with this clean, TURN-KEY 2/2 Amelia courtyard villa, located in the popular Village of Belvedere. It is located near the Pimlico regional recreation center with 3 golf courses, a large swimming pool, pickleball and tennis courts and with many inside meeting rooms for related activities. You are just a 2-minute golf cart ride to the Southern Trace shopping plaza as well as medical facilities. This property features tile flooring in the kitchen, a gas stove and a solar tube. The remainder of the home has laminate flooring. No carpeting anywhere. The master bedroom has a large walk-in closet, and the master bath has a granite countertop and a walk-in shower. The guest bedroom has a double closet and guest bath has a granite countertop. The lanai is enclosed with climate control and looks out to a private, professionally landscaped yard. This home is an excellent value.

27. 2020-12-11
    listed $227,900 Active 896-char remark

    Show marketing remark (896 chars)

    THE BOND IS PAID with this clean, TURN-KEY 2/2 Amelia courtyard villa, located in the popular Village of Belvedere. It is located near the Pimlico regional recreation center with 3 golf courses, a large swimming pool, pickleball and tennis courts and with many inside meeting rooms for related activities. You are just a 2-minute golf cart ride to the Southern Trace shopping plaza as well as medical facilities. This property features tile flooring in the kitchen, a gas stove and a solar tube. The remainder of the home has laminate flooring. No carpeting anywhere. The master bedroom has a large walk-in closet, and the master bath has a granite countertop and a walk-in shower. The guest bedroom has a double closet and guest bath has a granite countertop. The lanai is enclosed with climate control and looks out to a private, professionally landscaped yard. This home is an excellent value.

28. 2013-09-12
    soldstatus $170,000

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $2,741 · $228/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 8/10 Severe 4 d/yr ≥109°F today · 11 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: $28,210
• − Mortgage interest: −$15,623
• − Property taxes: −$2,741
• − Insurance: −$1,394
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − HOA: −$2,388
• − Depreciation: −$8,113
• Taxable loss: −$6,564
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $-214/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: 32,107
• 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

+70.6% since first listed

12 events — show timeline

• 2026-05-15 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-28 Sold (Public Records) $339,900 Public Records
• 2023-02-21 Sold (MLS) $339,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-03 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-03 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-03 Listed $339,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-03 Sold (Public Records) $216,900 Public Records
• 2021-01-28 Sold (MLS) $216,900 Stellar MLS as Distributed by MLS Grid
• 2021-01-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-11 Listed $227,900 Stellar MLS as Distributed by MLS Grid
• 2013-09-12 Sold (Public Records) $170,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,741 · -2.7% YoY. Source: county tax records.