2589 Alcade Pl · The Villages, FL 32163

$278,000

3 bd · 2.0 ba · 1,357 sqft · SingleFamily public records · 6 Days on market

Built 2014 3,821 sqft lot Est $353k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to 2589 Alcade Place, where everyday living feels like a getaway. Nestled in the highly sought-after Village of Collier within The Villages, this beautifully maintained home offers the perfect blend of comfort, convenience, and lifestyle. Built in 2014 this 3-bedroom, 2-bath home offers 1,357 sq ft of bright, inviting living space with an open-concept layout, vaulted ceilings, and a seamless flow designed for both entertaining and everyday living. Natural light fills the home, creating a warm and welcoming atmosphere from the moment you walk in. The spacious kitchen is designed to bring family and friends together, featuring ample cab

Key facts

• Resort-style pools
• Spacious kitchen
• Screened porch

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• SCREENED PORCH
• CHAMPIONSHIP GOLF COURSES
• RESORT-STYLE POOLS
• PICKLEBALL AND TENNIS COURTS

Property features AI

Finance

• Other: Lease restrictions apply; Unfurnished; Number of rooms: 6
• Financial info: CDD present; Total monthly fees listed as $204 (total annual fees $2,448)
• HOA & community: Community features include clubhouse, fitness center, pool, park, playground, tennis courts, pickleball courts, shuffleboard, golf course, recreation facilities, dog park, sidewalks, community mailbox, street lights; Golf carts allowed; Senior community; Pets allowed; Association amenities include pool; Association fee includes pool

Exterior

• Parking: Driveway; Garage door opener; Ground-level attached garage; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; BB/HS internet available; Underground utilities; Irrigation equipment
• Home design: Single family residence; Attached property; One-story (single level); North-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Completed condition; Built as part of a planned unit development
• Exterior features: Covered screened rear porch; Patio/porch with sliding doors; Rain gutters; Sidewalk; Masonry and vinyl fencing; Mature landscaping; Landscaped lot; Paved, asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Inside laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-37 ($-446/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (8.5% below list).
• Recommended offer: $254k (8.5% 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: 269 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 32% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,316 (8.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $352,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3493 Habersham Ct	0.43mi	3/2.0	1,446 (+7%)	6mo	$438,000	$303	64
3457 Carrabelle Ct	0.06mi	2/2.0 (-1)	1,156 (-15%)	5mo	$285,000	$247	63
3554 Marianna Pl	0.39mi	3/2.0	1,416 (+4%)	17mo	$410,000	$290	60
3481 Oldham Ln	0.48mi	3/2.0	1,504 (+11%)	2mo	$385,000	$256	58
2932 Beadle Pl	0.60mi	3/2.0	1,473 (+8%)	4mo	$440,000	$299	54
3459 Oldham Ln	0.48mi	3/2.0	1,446 (+7%)	15mo	$420,000	$290	54
3438 Alwyne Ave	0.12mi	2/2.0 (-1)	1,188 (-12%)	19mo	$277,000	$233	53
3562 Farrell Ave	0.63mi	3/2.0	1,473 (+8%)	4mo	$435,000	$295	53
3382 Carrabelle Ct	0.19mi	2/2.0 (-1)	1,156 (-15%)	12mo	$285,000	$247	52
2621 Margaret Pl	0.22mi	2/2.0 (-1)	1,156 (-15%)	20mo	$300,000	$260	43
3090 Loyola Ct	0.69mi	2/2.0 (-1)	1,156 (-15%)	6mo	$265,000	$229	33
3407 Melbourne Ln	0.75mi	3/2.0	1,559 (+15%)	11mo	$394,000	$253	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $149,153
• Equity at exit: $250,444

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $441,322
• Equity at exit: $540,093

Cash invested: $77,840 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 269
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,543 high
• Mortgage (P&I): −$1,458
• Tax from tax record: −$269 /mo · $3,223/yr
• Insurance: −$116
• HOA: −$204
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-37

Break-even live

Break-even rent $2,590

Max offer price $271,430

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $41	+0% $-37	+5% $-116	+10% $-195
Rent	-10% $-238	-5% $-138	+0% $-37	+5% $63	+10% $164
Rate	-1.0pp $103	-0.5pp $34	base $-37	+0.5pp $-109	+1.0pp $-183

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	22d	1	0.09mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	22d	44	0.54mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	22d	1	0.58mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	22d	22	0.69mi
3064 Gulfport Ct The Villages, FL	2.0	2.0	1602	$2,800	$1.75	22d	1	0.76mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	22d	1	0.83mi
2910 Monument Way The Villages, FL	2.0	2.0	1494	$2,600	$1.74	22d	1	1.13mi
1016 Century Dr Wildwood, FL	2.0	2.0	1022	$1,399	$1.37	22d	1	1.22mi
5267 Dragonfly Dr Wildwood, FL	3.0	2.5	1688	$1,945	$1.15	22d	1	1.23mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	22d	29	1.29mi
5339 Loblolly Ln Wildwood, FL	3.0	2.5	1688	$2,000	$1.18	22d	1	1.34mi
605 Sunnyside Dr Wildwood, FL	2.0	2.0	900	$1,275	$1.42	22d	1	1.35mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 1 events

1. 2026-05-21
   listed $278,000 Active

ⓘ 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: $3,223 · $269/mo
• Projected year-2 tax: $3,223 · $269/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,518
• − Mortgage interest: −$15,572
• − Property taxes: −$3,223
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − HOA: −$2,448
• − Depreciation: −$8,087
• Taxable loss: −$5,086
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $774/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): 28,549
• Household income: $96,775
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 307.0

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%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 0%

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: ▲ 20.47%
• Current HPI: 229.0075
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-21 Listed $278,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2025): $3,223 · +1.9% YoY. Source: county tax records.