1258 Weaton Ct · The Villages, FL 32162

$339,900

3 bd · 2.0 ba · 1,477 sqft · SingleFamily public records · 195 Days on market

Built 2001 5,551 sqft lot Est $329k · at est. $204/mo HOA · 7% of rent

---

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 +12.5/30.0
• ARV discount +6.1/15.0
• Schools +5.2/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

.

Key facts

• 2021 roof
• Volume ceilings
• Open floorplan

Tags

• VILLAGE OF GLENBROOK
• POLO FIELDS
• 2021 ROOF
• OPEN FLOORPLAN
• VOLUME CEILINGS
• STYLISH FLOORING

Property features AI

Finance

• Other: Lease restrictions apply; Association rules may include fence and vehicle restrictions
• Financial info: CDD present; Homestead exempt
• HOA & community: Community pool and recreational facilities; Community mailbox; Dog park; Golf course and golf carts allowed; Pickleball courts; Trails; Deed restrictions and special community restrictions; Vehicle restrictions (no truck/RV/motorcycle parking); Association fee covers pool and recreational facilities; Senior community; Pets allowed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Cable available; BB/HS internet available; Natural gas connected; Sewer connected; Water connected; Underground utilities; Sprinkler recycled
• Home design: Single family residence; One-story; East-facing; Residential, completed condition
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Builder model: WISTERIA/ASHLAND III
• Exterior features: Enclosed patio/porch; Front porch; Sprinkler (metered); Landscaped yard; Near golf course; Mature landscaping; Irrigation equipment (reclaimed water)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Stone counters; Thermostat; Walk-in closets
• Laundry & utility: Laundry area in garage; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-53 ($-632/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (14.8% below list).
• Recommended offer: $290k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 17 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 $2,897/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 $2k of loan paydown is wiped out by about $10k 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 195 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $19k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $248k; 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 $289,726 (14.8% 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 195 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $329,371
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1253 Addison Ave	0.02mi	3/2.0	1,437 (-3%)	2mo	$348,000	$242	93
1270 Northbrook Pl	0.14mi	3/2.0	1,454 (-2%)	2mo	$315,300	$217	89
3017 Hillside Ln	0.30mi	3/2.0	1,520 (+3%)	1mo	$334,900	$220	80
3025 ST Thomas Ln	0.26mi	3/2.0	1,404 (-5%)	1mo	$397,000	$283	78
3067 Melville Loop	0.36mi	3/2.0	1,527 (+3%)	1mo	$370,000	$242	77
1277 Northbrook Pl	0.11mi	3/2.0	1,653 (+12%)	1mo	$308,000	$186	74
1301 Oak Forest Dr	0.32mi	3/2.0	1,344 (-9%)	0mo	$300,000	$223	70
3001 Sandy Ln	0.52mi	3/2.0	1,542 (+4%)	0mo	$320,220	$208	68
3562 Auburndale Ave	0.45mi	3/2.0	1,392 (-6%)	2mo	$300,000	$216	68
2573 Caribe Dr	0.73mi	3/2.0	1,472 (-0%)	1mo	$320,000	$217	64
3089 Burbank Ln	0.30mi	3/2.0	1,653 (+12%)	2mo	$410,000	$248	64
935 Kenova Ave	0.54mi	3/2.0	1,572 (+6%)	1mo	$397,000	$253	64

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-55,688
• Equity at exit: $50,680

10-year hold

• IRR: -6.5%
• Equity multiple: 0.57×
• Total profit: $-41,337
• Equity at exit: $29,388

Cash invested: $95,172 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,897 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$213 /mo · $2,561/yr
• Insurance: −$142
• HOA: −$204
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-53

Break-even live

Break-even rent $2,964

Max offer price $330,595

Occupancy floor 97%

Sensitivity live

Price	-10% $140	-5% $44	+0% $-53	+5% $-149	+10% $-245
Rent	-10% $-282	-5% $-167	+0% $-53	+5% $62	+10% $176
Rate	-1.0pp $119	-0.5pp $34	base $-53	+0.5pp $-141	+1.0pp $-230

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	23d	1	0.47mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	23d	1	0.47mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	23d	1	0.52mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	23d	1	0.55mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	23d	1	0.72mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	23d	1	0.75mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	23d	1	0.85mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	23d	1	0.91mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	23d	1	0.91mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	23d	1	0.93mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	0.96mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	23d	1	0.99mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	23d	1	1.15mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	23d	15	1.23mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	23d	10	1.25mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	23d	1	1.33mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	23d	1	1.49mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 11 events

1. 2026-04-16
   status Pending
2. 2026-03-12
   price $339,900
3. 2025-10-03
   listed $359,000 Active
4. 2018-06-12
   soldstatus $247,900
5. 2013-05-02
   historical
6. 2013-04-11
   soldstatus $182,000
7. 2013-04-04
   soldstatus $182,000 1-char remark

   Show marketing remark (1 chars)

   .

8. 2012-11-02
   listed $185,000
9. 2012-08-30
   listed $185,000 1-char remark

   Show marketing remark (1 chars)

   .

10. 2009-04-15
    historical
11. 2009-01-09
    listed $235,000

ⓘ 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: $2,561 · $213/mo
• Projected year-2 tax: $2,821 · $235/mo
• Expected delta: +$260/yr (+$22/mo · 10.2%)

ⓘ 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: $34,767
• − Mortgage interest: −$19,040
• − Property taxes: −$2,561
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,781
• − Management: −$2,781
• − HOA: −$2,448
• − Depreciation: −$9,888
• Taxable loss: −$6,432
• Est. tax savings @ 24.0%: +$1,544
• After-tax cash flow: $912/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

+44.6% since first listed

11 events — show timeline

• 2026-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Listed $359,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-12 Sold (Public Records) $247,900 Public Records
• 2013-05-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-04-11 Sold (Public Records) $182,000 Public Records
• 2013-04-04 Sold (MLS) $182,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-02 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-30 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2009-04-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-01-09 Listed $235,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2025): $2,561 · -0.6% YoY. Source: county tax records.