3252 Palatine Ct · The Villages, FL 32162

$380,000

3 bd · 2.0 ba · 1,647 sqft · SingleFamily public records · 13 Days on market

Built 2002 7,857 sqft lot Est $377k · at est.

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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 +12.9/30.0
• ARV discount +7.2/15.0
• Schools +5.2/10.0
• DSCR +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream home in the heart of The Villages! Nestled on a quiet cul-de-sac at 3252 Palatine Court in the highly desirable Village of Glenbrook, this beautifully maintained property offers the perfect blend of comfort, style, and serene Florida living. Surrounded by mature landscaping, this home boasts picturesque views of majestic oak trees that line the border of the Glenview Championship Golf Course, creating a peaceful and private setting. Step inside to a bright, open floor plan with tasteful upgrades throughout. The kitchen features elegant granite countertops, tiled flooring, ample cabinetry, and stunning views of the lush landscaping—making it as enjoyable to cook i

Key facts

• Engineered wood
• Bamboo flooring
• Cul-de-sac

Tags

• CUL-DE-SAC
• PICTURESQUE VIEWS
• MATURE LANDSCAPING
• GRANITE COUNTERTOPS
• BAMBOO FLOORING
• ENGINEERED WOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-29 ($-351/yr) — negative.
• To cash-flow at today's rent, offer at most $375k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (23.0% below list).
• Recommended offer: $293k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 22 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).
• At $2,927/mo this rent would consume 47% 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 $11k 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.
• Current owner paid $230k; list at $380k implies a 66% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,719 (23.0% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $377,163
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1277 Northbrook Pl	0.21mi	3/2.0	1,653 (+0%)	1mo	$308,000	$186	89
3089 Burbank Ln	0.28mi	3/2.0	1,653 (+0%)	2mo	$410,000	$248	85
1270 Northbrook Pl	0.20mi	3/2.0	1,454 (-12%)	2mo	$315,300	$217	69
3017 Hillside Ln	0.38mi	3/2.0	1,520 (-8%)	1mo	$334,900	$220	69
1253 Addison Ave	0.30mi	3/2.0	1,437 (-13%)	2mo	$348,000	$242	64
1705 Staunton St	0.55mi	3/2.0	1,527 (-7%)	2mo	$285,000	$187	61
3108 Carrollton Ct	0.74mi	3/2.0	1,704 (+4%)	0mo	$390,000	$229	59
1075 Napier Ct	0.58mi	3/2.0	1,767 (+7%)	2mo	$525,000	$297	59
3067 Melville Loop	0.62mi	3/2.0	1,527 (-7%)	1mo	$370,000	$242	58
3025 ST Thomas Ln	0.45mi	3/2.0	1,404 (-15%)	1mo	$397,000	$283	53
2573 Caribe Dr	0.68mi	3/2.0	1,472 (-11%)	1mo	$320,000	$217	50
4791 NE 125th Loop	0.70mi	4/2.0 (+1)	1,796 (+9%)	1mo	$360,000	$200	46

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-60,838
• Equity at exit: $56,659

10-year hold

• IRR: -6.3%
• Equity multiple: 0.58×
• Total profit: $-44,476
• Equity at exit: $32,855

Cash invested: $106,400 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,927 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-29

Break-even live

Break-even rent $2,964

Max offer price $374,826

Occupancy floor 96%

Sensitivity live

Price	-10% $186	-5% $78	+0% $-29	+5% $-137	+10% $-244
Rent	-10% $-261	-5% $-145	+0% $-29	+5% $86	+10% $202
Rate	-1.0pp $162	-0.5pp $67	base $-29	+0.5pp $-128	+1.0pp $-228

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	23d	1	0.46mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	23d	1	0.67mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	23d	1	0.73mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	23d	1	0.73mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	0.75mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	23d	1	0.75mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	23d	1	0.80mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	23d	1	0.81mi
12580 NE 49th Dr Oxford, FL	3.0	2.0	1940	$2,400	$1.24	23d	1	0.88mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	23d	1	0.90mi
3301 Archer Ave The Villages, FL	2.0	2.0	2117	$5,000	$2.36	23d	1	0.94mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	23d	1	1.00mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	23d	1	1.03mi
12362 NE 50th Vw Oxford, FL	4.0	4.0	1929	$2,300	$1.19	23d	1	1.11mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	23d	1	1.11mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	23d	1	1.16mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	23d	1	1.21mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	23d	1	1.26mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	23d	1	1.33mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	23d	15	1.34mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	23d	1	1.48mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	23d	1	1.50mi

Listing history 3 events

1. 2026-04-11
   status Pending
2. 2026-03-29
   listed $380,000 Active
3. 2004-07-06
   soldstatus $229,500

ⓘ 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: $2,288 · $191/mo
• Projected year-2 tax: $3,154 · $263/mo
• Expected delta: +$866/yr (+$72/mo · 37.8%)

ⓘ 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: $35,126
• − Mortgage interest: −$21,286
• − Property taxes: −$2,288
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − Depreciation: −$11,055
• Taxable loss: −$7,022
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $1,334/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

+65.6% since first listed

3 events — show timeline

• 2026-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Listed $380,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-06 Sold (Public Records) $229,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,288 · +1.3% YoY. Source: county tax records.