3273 Riverton Rd · The Villages, FL 32162

$249,000

2 bd · 2.0 ba · 1,143 sqft · SingleFamily public records · 19 Days on market

Built 2000 3,738 sqft lot Est $275k · 10% under $204/mo HOA · 8% 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 +20.0/30.0
• ARV discount +11.8/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. SELLER MOTIVATED!!! * * NO BOND TO PAY!!! * * Conveniently Located Charming MOVE-IN READY, FURNISHED, 2 Bedrooms, 2 Bathrooms, Garage, Villa Home WITH GOLF CART! This well-maintained, FULLY FURNISHED home offers 1,143 sq ft of comfortable living space, making it the PERFECT FULL-TIME HOME, VACATION HOME, SEASONAL HOME or SHORT TERM RENTAL FOR 55+. * * * OPEN CONCEPT FLOORPLAN HOME - LUXURY VINYL PLANK FLOORING & UPDATED CARPET THROUGHOUT - SOLAR TUBES provide ADDITIONAL NATURAL LIGHT - * * SPACIOUS PRIMARY SUITE with LARGE WALK-IN CLOSET, ENSUITE BATHROOM with WALK-IN SHOWER - 2ND BEDROOM is COMFORTABLY SIZED with LARGE CLOSET * * *

Key facts

• Updated carpet
• Solar tubes
• Furnished

Tags

• MOVE IN READY
• FURNISHED
• OPEN CONCEPT FLOORPLAN
• LUXURY VINYL PLANK FLOORING
• UPDATED CARPET
• SOLAR TUBES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 18 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).
• This rent runs 42% 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 $7k 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 19 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $182k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $245,265 (1.5% below list)

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: 1.05% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $275,463
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3273 Riverton Rd	0.00mi	2/2.0	1,143 (0%)	1mo	$225,000	$197	99
3622 Cambria Cir	0.36mi	2/2.0	1,156 (+1%)	2mo	$254,900	$221	80
2306 Oak Bend Pl	0.38mi	2/2.0	1,156 (+1%)	1mo	$265,000	$229	80
2169 Smoaks St	0.30mi	2/2.0	1,196 (+5%)	3mo	$260,000	$217	76
969 Candler Pl	0.53mi	2/2.0	1,142 (-0%)	1mo	$281,500	$246	74
884 Radclife Berea Pl	0.51mi	2/2.0	1,141 (-0%)	2mo	$300,425	$263	74
3324 Ashbrook Pl	0.63mi	2/2.0	1,142 (-0%)	2mo	$360,000	$315	69
1071 Blythe Way	0.73mi	2/2.0	1,142 (-0%)	0mo	$275,000	$241	66
3283 Candlebrook St	0.70mi	2/2.0	1,142 (-0%)	2mo	$280,000	$245	66
2369 Five Forks Trl	0.34mi	3/2.0 (+1)	1,240 (+8%)	0mo	$305,000	$246	65
876 Radclife Berea Pl	0.50mi	2/2.0	1,228 (+7%)	2mo	$265,000	$216	62
5162 NE 122nd Blvd	0.67mi	3/2.0 (+1)	1,314 (+15%)	2mo	$260,000	$198	37

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-18,363
• Equity at exit: $37,127

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $19,565
• Equity at exit: $21,529

Cash invested: $69,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$147 /mo · $1,761/yr
• Insurance: −$104
• HOA: −$204
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $306

Break-even live

Break-even rent $2,228

Max offer price $249,000

Occupancy floor 83%

Sensitivity live

Price	-10% $447	-5% $376	+0% $306	+5% $235	+10% $165
Rent	-10% $99	-5% $203	+0% $306	+5% $409	+10% $512
Rate	-1.0pp $431	-0.5pp $369	base $306	+0.5pp $241	+1.0pp $176

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.05mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	21d	1	0.08mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	0.34mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	21d	1	0.34mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	0.51mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	0.51mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	0.55mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$1,835	$1.94	21d	15	0.78mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	0.84mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	21d	1	0.90mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	21d	1	0.93mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	21d	1	0.94mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.11mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	21d	1	1.13mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.15mi
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	21d	1	1.31mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	21d	1	1.35mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	21d	1	1.35mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 8 events

1. 2026-04-25
   status Pending
2. 2026-04-06
   listed $249,000 Active
3. 2019-10-16
   soldstatus $182,000
4. 2019-07-01
   historical
5. 2018-12-29
   price $185,000
6. 2018-12-13
   listed $190,000 Active
7. 2014-05-29
   soldstatus $147,000
8. 2005-07-18
   soldstatus $141,000

ⓘ 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: $1,761 · $147/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$306/yr (+$25/mo · 17.3%)

ⓘ 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: $31,384
• − Mortgage interest: −$13,948
• − Property taxes: −$1,761
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − HOA: −$2,448
• − Depreciation: −$7,244
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $3,738/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

+76.6% since first listed

8 events — show timeline

• 2026-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-16 Sold (Public Records) $182,000 Public Records
• 2019-07-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-12-29 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2018-12-13 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-29 Sold (Public Records) $147,000 Public Records
• 2005-07-18 Sold (Public Records) $141,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,761 · +1.5% YoY. Source: county tax records.