1647 Campos Dr · The Villages, FL 32162

$259,900

2 bd · 2.0 ba · 1,121 sqft · SingleFamily public records · 42 Days on market

Built 1997 3,520 sqft lot Est $252k · at est.

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +6.1/15.0
• 1% rule +5.7/10.0
• 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 MLS

Wow, No Bond and new roof! From the moment you walk up to this Colony Patio Villa you will enter your new 4 season Lanai with sliding glass windows so you can enjoy your new neighborhood and the four seasons. Entering the home, you'll walk on ceramic tile floors which are in all the main areas except for the living room which has carpet for your comfort. Entering the kitchen with an extended counter, which has granite countertops and plenty of space to cook your dream meals. This kitchen also boasts newer appliances. Onto the large owner suite with room for a king size bed, seating and space for all of your bedroom needs, it also has a large walk-in closet. The owner's suite and guest bedrooms both have new luxury plank vinyl. Don't forget the owner's suite has an En-suite bath. There is so much to see in this well-maintained home that you must come and see.

Key facts

• No rear neighbors
• Glass-enclosed lanai
• Newer roof

Tags

• NEW A/C
• NEWER ROOF
• NO REAR NEIGHBORS
• GLASS-ENCLOSED LANAI
• GRANITE COUNTERTOPS
• CERAMIC TILE FLOORING

Property features AI

Finance

• Other: CDD present; Lot approximately 0.08 acres (40 x 88); Living area about 1,121 sq ft; total building area about 1,225 sq ft
• HOA & community: Association recreation areas (owned); Clubhouse; Community mailbox; Dog park; Golf; Playground; Pool; Racquetball; Tennis courts; Street lights; Senior community

Exterior

• Parking: Attached garage; Garage with 15 spaces
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected; Fiber optics available; Underground utilities; Sprinkler meter
• Home design: Residential villa; One story; Southwest facing; PUD zoning; Homestead exempt
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with standard residential construction
• Exterior features: Sprinkler meter; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined
• Laundry & utility: Washer; Dryer; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 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 $2,790/mo this rent would consume 45% 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 $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 42 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.07% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $252,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1647 Campos Dr	0.00mi	2/2.0	1,121 (0%)	1mo	$250,000	$223	99
2603 Olivarez Way	0.06mi	2/2.0	1,121 (0%)	2mo	$252,000	$225	96
1612 Campos Dr	0.14mi	2/2.0	1,121 (0%)	0mo	$230,000	$205	93
2632 Moncayo Ave	0.14mi	2/2.0	1,143 (+2%)	2mo	$220,000	$192	89
2604 Privada Dr	0.20mi	3/2.0 (+1)	1,210 (+8%)	0mo	$269,000	$222	72
10235 SE 179th Pl	0.55mi	2/2.0	1,144 (+2%)	2mo	$180,599	$158	70
1423 Conchas Dr	0.66mi	2/2.0	1,150 (+3%)	1mo	$282,000	$245	64
2981 Fair Oak Ter	0.66mi	2/2.0	1,164 (+4%)	0mo	$330,000	$284	63
1480 Azteca Loop	0.65mi	2/2.0	1,185 (+6%)	1mo	$270,000	$228	59
2731 Privada Dr	0.47mi	2/2.0	1,248 (+11%)	2mo	$250,000	$200	58
1487 Azteca Loop	0.68mi	2/2.0	1,192 (+6%)	0mo	$299,900	$252	57
1418 Azteca	0.74mi	2/1.0	986 (-12%)	2mo	$249,000	$253	40

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-4,606
• Equity at exit: $38,752

10-year hold

• IRR: 8.9%
• Equity multiple: 1.71×
• Total profit: $51,705
• Equity at exit: $22,471

Cash invested: $72,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,790 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$184 /mo · $2,211/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $549

Break-even live

Break-even rent $2,096

Max offer price $259,900

Occupancy floor 75%

Sensitivity live

Price	-10% $696	-5% $622	+0% $549	+5% $475	+10% $402
Rent	-10% $328	-5% $438	+0% $549	+5% $659	+10% $769
Rate	-1.0pp $680	-0.5pp $615	base $549	+0.5pp $481	+1.0pp $413

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.53mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.57mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	0.63mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	0.83mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.83mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	21d	1	0.89mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	0.96mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.00mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	1.11mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	21d	1	1.16mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	1.34mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	21d	1	1.41mi

Listing history 16 events

1. 2026-05-09
   status Pending
2. 2026-03-28
   listed $259,900 Active
3. 2023-01-05
   soldstatus $285,000
4. 2022-12-23
   soldstatus $285,000 Closed 870-char remark

   Show marketing remark (870 chars)

   Wow, No Bond and new roof! From the moment you walk up to this Colony Patio Villa you will enter your new 4 season Lanai with sliding glass windows so you can enjoy your new neighborhood and the four seasons. Entering the home, you'll walk on ceramic tile floors which are in all the main areas except for the living room which has carpet for your comfort. Entering the kitchen with an extended counter, which has granite countertops and plenty of space to cook your dream meals. This kitchen also boasts newer appliances. Onto the large owner suite with room for a king size bed, seating and space for all of your bedroom needs, it also has a large walk-in closet. The owner's suite and guest bedrooms both have new luxury plank vinyl. Don't forget the owner's suite has an En-suite bath. There is so much to see in this well-maintained home that you must come and see.

5. 2022-11-25
   status Pending 870-char remark

   Show marketing remark (870 chars)

   Wow, No Bond and new roof! From the moment you walk up to this Colony Patio Villa you will enter your new 4 season Lanai with sliding glass windows so you can enjoy your new neighborhood and the four seasons. Entering the home, you'll walk on ceramic tile floors which are in all the main areas except for the living room which has carpet for your comfort. Entering the kitchen with an extended counter, which has granite countertops and plenty of space to cook your dream meals. This kitchen also boasts newer appliances. Onto the large owner suite with room for a king size bed, seating and space for all of your bedroom needs, it also has a large walk-in closet. The owner's suite and guest bedrooms both have new luxury plank vinyl. Don't forget the owner's suite has an En-suite bath. There is so much to see in this well-maintained home that you must come and see.

6. 2022-11-21
   price $289,900 870-char remark

   Show marketing remark (870 chars)

   Wow, No Bond and new roof! From the moment you walk up to this Colony Patio Villa you will enter your new 4 season Lanai with sliding glass windows so you can enjoy your new neighborhood and the four seasons. Entering the home, you'll walk on ceramic tile floors which are in all the main areas except for the living room which has carpet for your comfort. Entering the kitchen with an extended counter, which has granite countertops and plenty of space to cook your dream meals. This kitchen also boasts newer appliances. Onto the large owner suite with room for a king size bed, seating and space for all of your bedroom needs, it also has a large walk-in closet. The owner's suite and guest bedrooms both have new luxury plank vinyl. Don't forget the owner's suite has an En-suite bath. There is so much to see in this well-maintained home that you must come and see.

7. 2022-10-25
   price $299,000 870-char remark

   Show marketing remark (870 chars)

   Wow, No Bond and new roof! From the moment you walk up to this Colony Patio Villa you will enter your new 4 season Lanai with sliding glass windows so you can enjoy your new neighborhood and the four seasons. Entering the home, you'll walk on ceramic tile floors which are in all the main areas except for the living room which has carpet for your comfort. Entering the kitchen with an extended counter, which has granite countertops and plenty of space to cook your dream meals. This kitchen also boasts newer appliances. Onto the large owner suite with room for a king size bed, seating and space for all of your bedroom needs, it also has a large walk-in closet. The owner's suite and guest bedrooms both have new luxury plank vinyl. Don't forget the owner's suite has an En-suite bath. There is so much to see in this well-maintained home that you must come and see.

8. 2022-09-15
   listed $315,000 Active 870-char remark

   Show marketing remark (870 chars)

   Wow, No Bond and new roof! From the moment you walk up to this Colony Patio Villa you will enter your new 4 season Lanai with sliding glass windows so you can enjoy your new neighborhood and the four seasons. Entering the home, you'll walk on ceramic tile floors which are in all the main areas except for the living room which has carpet for your comfort. Entering the kitchen with an extended counter, which has granite countertops and plenty of space to cook your dream meals. This kitchen also boasts newer appliances. Onto the large owner suite with room for a king size bed, seating and space for all of your bedroom needs, it also has a large walk-in closet. The owner's suite and guest bedrooms both have new luxury plank vinyl. Don't forget the owner's suite has an En-suite bath. There is so much to see in this well-maintained home that you must come and see.

9. 2013-11-15
   soldstatus $135,000 491-char remark

   Show marketing remark (491 chars)

   GREAT LOCATION for this fully furnished villa in the Village of Alhambra. Minutes from Spanish Springs, the Savannah Center, shopping and restaurants. As you pass through the screened-in front porch, you enter the home's spacious living/dining room. Complementing the open floor plan is a large eat-in kitchen with breakfast bar. Solar tube lighting adds natural light to the kitchen and bathroom. This 2/2 boasts a master suite with a walk-in closet. Schedule a showing today! BOND IS PAID.

10. 2013-11-06
    soldstatus $135,000
11. 2013-10-31
    soldstatus $135,000
12. 2013-08-05
    listed $139,900

    Show marketing remark (491 chars)

    GREAT LOCATION for this fully furnished villa in the Village of Alhambra. Minutes from Spanish Springs, the Savannah Center, shopping and restaurants. As you pass through the screened-in front porch, you enter the home's spacious living/dining room. Complementing the open floor plan is a large eat-in kitchen with breakfast bar. Solar tube lighting adds natural light to the kitchen and bathroom. This 2/2 boasts a master suite with a walk-in closet. Schedule a showing today! BOND IS PAID.

13. 2013-08-05
    listed $144,900 491-char remark

    Show marketing remark (491 chars)

    GREAT LOCATION for this fully furnished villa in the Village of Alhambra. Minutes from Spanish Springs, the Savannah Center, shopping and restaurants. As you pass through the screened-in front porch, you enter the home's spacious living/dining room. Complementing the open floor plan is a large eat-in kitchen with breakfast bar. Solar tube lighting adds natural light to the kitchen and bathroom. This 2/2 boasts a master suite with a walk-in closet. Schedule a showing today! BOND IS PAID.

14. 2010-03-01
    soldstatus $123,000
15. 2002-05-31
    soldstatus $112,900
16. 1997-12-04
    soldstatus $76,000

ⓘ 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: $2,211 · $184/mo
• Projected year-2 tax: $2,211 · $184/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,482
• − Mortgage interest: −$14,558
• − Property taxes: −$2,211
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − Depreciation: −$7,561
• Taxable income: $2,495
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $5,986/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

+242.0% since first listed

16 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-05 Sold (Public Records) $285,000 Public Records
• 2022-12-23 Sold (MLS) $285,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-21 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2022-10-25 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-15 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-06 Sold (Public Records) $135,000 Public Records
• 2013-10-31 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-05 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2013-08-05 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2010-03-01 Sold (Public Records) $123,000 Public Records
• 2002-05-31 Sold (Public Records) $112,900 Public Records
• 1997-12-04 Sold (Public Records) $76,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,211 · -3.3% YoY. Source: county tax records.