1254 Chaparral Dr · The Villages, FL 32159

$299,900

3 bd · 2.0 ba · 1,205 sqft · SingleFamily public records · 88 Days on market

Built 1997 5,520 sqft lot Est $284k · 5% over $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 +10.5/30.0
• Schools +5.2/10.0
• ARV discount +5.0/15.0
• 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

Village of Santo Domingo, This Maverick III is a rare find in the Villages, with NO HOMES BEHIND & FURNISHED 3/2 (3rd bedroom does not have a closet) with large enclosed lanai and with hot tub under a Birdcage. Home was gutted and totally remodeled in 2019, New Tile Floors in the living area and NEW Carpeting in the Bedrooms, NEWLY Painted Walls, NEW Appliances, NEW Cabinets and NEW Granite Countertops in the Kitchen and both Bathrooms. Great rental property or a Perfect Owner Occupied for your winter getaway. A/C 2016, roof 2013, new hot water heater, 2011. Easy access to Spanish Springs and Sumter Landing. Golf, pool and recreation center within a short Golf Cart ride. NO BOND. Golf cart is available separately and not included as part of the Purchase.

Key facts

• Serene outdoor space
• Glass-enclosed lanai
• Preserve view

Tags

• PRESERVE VIEW
• GLASS-ENCLOSED LANAI
• SERENE OUTDOOR SPACE

Property features AI

Finance

• Other: Lot approximately 0.13 acres (60 x 92); Universal property ID: US-12119-N-02006-R-N
• Financial info: Other annual assessment: $367; Total annual fees: $2,448; Total monthly fees: $204; Property is unfurnished
• HOA & community: CDD fee applies; Senior community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected; Public sewer; No water source listed
• Home design: Single family residence; Residential property; One level; Northeast facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with approximately 1806 total building area
• Exterior features: Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (16.0% below list).
• Recommended offer: $252k (16.0% 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 fast (+4.0%/yr); 576 active listings in the ZIP; 12 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 $2,520/mo this rent would consume 52% of the median local household income ($59k/yr) (locally 1047% 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 $9k 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 88 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,994 (16.0% 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 88 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: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $284,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Almanza Dr	0.20mi	2/2.0 (-1)	1,234 (+2%)	3mo	$353,000	$286	79
1410 Almanza Dr	0.22mi	2/2.0 (-1)	1,174 (-3%)	2mo	$305,000	$260	79
1216 Chaparral Dr	0.21mi	2/2.0 (-1)	1,239 (+3%)	3mo	$292,000	$236	78
1428 Almanza Dr	0.29mi	2/2.0 (-1)	1,174 (-3%)	3mo	$299,900	$255	75
2107 Escobar Ave	0.22mi	2/2.0 (-1)	1,143 (-5%)	3mo	$248,000	$217	74
2109 Suarez Ct	0.28mi	2/2.0 (-1)	1,248 (+4%)	3mo	$310,000	$248	73
1407 Montez Loop	0.23mi	2/2.0 (-1)	1,146 (-5%)	5mo	$329,900	$288	72
1268 Camero Dr	0.27mi	2/2.0 (-1)	1,248 (+4%)	6mo	$285,000	$228	71
1638 Duran Dr	0.72mi	2/2.0 (-1)	1,179 (-2%)	3mo	$253,000	$215	56
1611 Campos Dr	0.75mi	2/2.0 (-1)	1,143 (-5%)	4mo	$226,000	$198	48
2117 Zaragoza Pl	0.59mi	2/2.0 (-1)	1,344 (+12%)	5mo	$300,000	$223	44
1606 Campos Dr	0.73mi	2/2.0 (-1)	1,121 (-7%)	6mo	$215,000	$192	44

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-55,610
• Equity at exit: $44,716

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-49,570
• Equity at exit: $25,930

Cash invested: $83,972 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 576
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,520 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$242 /mo · $2,903/yr
• Insurance: −$125
• HOA: −$204
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-153

Break-even live

Break-even rent $2,713

Max offer price $272,904

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-68	+0% $-153	+5% $-238	+10% $-323
Rent	-10% $-352	-5% $-252	+0% $-153	+5% $-53	+10% $46
Rate	-1.0pp $-2	-0.5pp $-77	base $-153	+0.5pp $-231	+1.0pp $-310

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	0.24mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	0.71mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	21d	1	1.11mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.18mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	21d	1	1.25mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.26mi
722 Camino del Rey Dr Lady Lake, FL	3.0	2.0	1205	$2,000	$1.66	21d	1	1.32mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	21d	1	1.33mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	1.33mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	1.34mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	1.42mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.47mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: waterpool

Listing history 21 events

1. 2026-05-01
   status Pending
2. 2026-03-20
   price $299,900
3. 2026-03-19
   status Active
4. 2026-03-19
   historical
5. 2026-03-18
   status Active
6. 2026-03-16
   historical
7. 2026-03-13
   listed $299,900 Active
8. 2026-03-12
   historical
9. 2026-01-26
   listed $314,900 Active
10. 2023-11-01
    soldstatus $314,000
11. 2023-10-27
    soldstatus $314,000 Closed 781-char remark

    Show marketing remark (781 chars)

    Village of Santo Domingo, This Maverick III is a rare find in the Villages, with NO HOMES BEHIND & FURNISHED 3/2 (3rd bedroom does not have a closet) with large enclosed lanai and with hot tub under a Birdcage. Home was gutted and totally remodeled in 2019, New Tile Floors in the living area and NEW Carpeting in the Bedrooms, NEWLY Painted Walls, NEW Appliances, NEW Cabinets and NEW Granite Countertops in the Kitchen and both Bathrooms. Great rental property or a Perfect Owner Occupied for your winter getaway. A/C 2016, roof 2013, new hot water heater, 2011. Easy access to Spanish Springs and Sumter Landing. Golf, pool and recreation center within a short Golf Cart ride. NO BOND. Golf cart is available separately and not included as part of the Purchase.

12. 2023-10-09
    status Pending 781-char remark

    Show marketing remark (781 chars)

    Village of Santo Domingo, This Maverick III is a rare find in the Villages, with NO HOMES BEHIND & FURNISHED 3/2 (3rd bedroom does not have a closet) with large enclosed lanai and with hot tub under a Birdcage. Home was gutted and totally remodeled in 2019, New Tile Floors in the living area and NEW Carpeting in the Bedrooms, NEWLY Painted Walls, NEW Appliances, NEW Cabinets and NEW Granite Countertops in the Kitchen and both Bathrooms. Great rental property or a Perfect Owner Occupied for your winter getaway. A/C 2016, roof 2013, new hot water heater, 2011. Easy access to Spanish Springs and Sumter Landing. Golf, pool and recreation center within a short Golf Cart ride. NO BOND. Golf cart is available separately and not included as part of the Purchase.

13. 2023-08-16
    price $319,000 781-char remark

    Show marketing remark (781 chars)

    Village of Santo Domingo, This Maverick III is a rare find in the Villages, with NO HOMES BEHIND & FURNISHED 3/2 (3rd bedroom does not have a closet) with large enclosed lanai and with hot tub under a Birdcage. Home was gutted and totally remodeled in 2019, New Tile Floors in the living area and NEW Carpeting in the Bedrooms, NEWLY Painted Walls, NEW Appliances, NEW Cabinets and NEW Granite Countertops in the Kitchen and both Bathrooms. Great rental property or a Perfect Owner Occupied for your winter getaway. A/C 2016, roof 2013, new hot water heater, 2011. Easy access to Spanish Springs and Sumter Landing. Golf, pool and recreation center within a short Golf Cart ride. NO BOND. Golf cart is available separately and not included as part of the Purchase.

14. 2023-06-27
    price $329,000 781-char remark

    Show marketing remark (781 chars)

    Village of Santo Domingo, This Maverick III is a rare find in the Villages, with NO HOMES BEHIND & FURNISHED 3/2 (3rd bedroom does not have a closet) with large enclosed lanai and with hot tub under a Birdcage. Home was gutted and totally remodeled in 2019, New Tile Floors in the living area and NEW Carpeting in the Bedrooms, NEWLY Painted Walls, NEW Appliances, NEW Cabinets and NEW Granite Countertops in the Kitchen and both Bathrooms. Great rental property or a Perfect Owner Occupied for your winter getaway. A/C 2016, roof 2013, new hot water heater, 2011. Easy access to Spanish Springs and Sumter Landing. Golf, pool and recreation center within a short Golf Cart ride. NO BOND. Golf cart is available separately and not included as part of the Purchase.

15. 2023-05-15
    listed $334,000 Active 781-char remark

    Show marketing remark (781 chars)

    Village of Santo Domingo, This Maverick III is a rare find in the Villages, with NO HOMES BEHIND & FURNISHED 3/2 (3rd bedroom does not have a closet) with large enclosed lanai and with hot tub under a Birdcage. Home was gutted and totally remodeled in 2019, New Tile Floors in the living area and NEW Carpeting in the Bedrooms, NEWLY Painted Walls, NEW Appliances, NEW Cabinets and NEW Granite Countertops in the Kitchen and both Bathrooms. Great rental property or a Perfect Owner Occupied for your winter getaway. A/C 2016, roof 2013, new hot water heater, 2011. Easy access to Spanish Springs and Sumter Landing. Golf, pool and recreation center within a short Golf Cart ride. NO BOND. Golf cart is available separately and not included as part of the Purchase.

16. 2019-07-24
    soldstatus $171,000
17. 2019-07-18
    soldstatus $171,000 Sold
18. 2019-06-03
    status Pending
19. 2019-05-23
    price $179,900
20. 2019-04-11
    listed $185,900 Active
21. 1997-09-10
    soldstatus $79,500

ⓘ 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: $2,903 · $242/mo
• Projected year-2 tax: $2,903 · $242/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 · 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: $30,239
• − Mortgage interest: −$16,799
• − Property taxes: −$2,903
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − HOA: −$2,448
• − Depreciation: −$8,724
• Taxable loss: −$6,973
• Est. tax savings @ 24.0%: +$1,673
• After-tax cash flow: $-160/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: Lake County · 364,602 people
• City population: 83,973
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• Metro: Orlando-Kissimmee-Sanford, 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

+277.2% since first listed

21 events — show timeline

• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $314,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-01 Sold (Public Records) $314,000 Public Records
• 2023-10-27 Sold (MLS) $314,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-16 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-27 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-15 Listed $334,000 Stellar MLS as Distributed by MLS Grid
• 2019-07-24 Sold (Public Records) $171,000 Public Records
• 2019-07-18 Sold (MLS) $171,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-23 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-11 Listed $185,900 Stellar MLS as Distributed by MLS Grid
• 1997-09-10 Sold (Public Records) $79,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,903 · +2.1% YoY. Source: county tax records.