2725 Morven Park Way · The Villages, FL 32162

$389,000

3 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 20 Days on market

Built 2004 6,580 sqft lot Est $380k · at est. $204/mo HOA · 6% 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 +11.3/30.0
• ARV discount +6.4/15.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 Designer Bougainvillea in the Village of Belvedere. EXPANDED FLORIDA ROOM. BOND PAID! New A/C 2015. Wide OPEN, SPLIT floor plan. Vinyl + laminate flooring. Bright, open kitchen, WHITE cabinets, SS appliances, GAS RANGE, DOUBLE OVEN, breakfast bar, pendant lighting + SOLAR TUBE. Spacious living + dining rooms. OVERSIZED Florida Room w PLANTATION SHUTTERS is perfect for entertaining + enjoying the Florida sunshine. Spacious master suite offers en suite bath + walk-in closet. Bedrooms 2-3 have double closets. Bathroom 2 has upgraded door. Indoor laundry room w shelving + closet. FIVE solar tubes (bathrooms, master closet, kitchen, living room) provide natural light throughout home. Painted driveway + walkway, enhanced landscaping w rock beds, FRONT PORCH, fence, storm door. Spacious yard, rear privacy, patio, ENHANCED landscaping. Water softener. This is a truly special home in a PRIME location. Close to Lake Sumter Landing, Spanish Springs Town Square, Palmer Legends Country Club and Championship Golf Course, three executive golf courses, Laurel Manor Regional Recreation Center, Pimlico Village Recreation Center, Belvedere Recreation Center, Shopping and Restaurants on 466. PLEASE VIEW OUR VIDEO OF THIS BEAUTIFUL HOME!

Key facts

• Covered front porch
• Split floor plan
• Plantation shutters

Tags

• BOUGAINVILLEA DESIGNER HOME
• COVERED FRONT PORCH
• SPLIT FLOOR PLAN
• PLANTATION SHUTTERS
• CEILING FANS
• VINYL PLANK FLOORING

Property features AI

Finance

• Other: Living area reported as 1,776 sq ft (per public records); Lot vegetation: trees/landscaped; Road surface: paved
• Financial info: CDD present; Association fees: $204 monthly (total annual $2,448); Unfurnished
• HOA & community: Community pool; Fitness center; Dog park; Golf carts allowed; Irrigation with reclaimed water; Deed restrictions; Community recreation facilities; Basketball court; Pickleball courts; Tennis courts; Racquetball; Shuffleboard court(s)

Exterior

• Parking: Attached 2-car garage (19x19)
• Utilities: Public water; Public sewer; Electricity connected and available; Natural gas connected and available; Cable available; BB/HS internet available; Phone available; Sewer connected; Water connected
• Home design: Single family residence; One story; PUD zoning; South-facing
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Bougainvillea builder model; Built on a 0.15-acre lot (approx. 70x94)
• Exterior features: Front porch; Patio; Rain gutters; Sidewalk; Trees and landscaping

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Split bedroom layout; Vaulted ceilings; Walk-in closets; Window treatments; Shutters
• Laundry & utility: Inside laundry room; Washer included; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (18.4% below list).
• Recommended offer: $318k (18.4% 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: 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; 12 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 $3,176/mo this rent would consume 51% 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 $3k of loan paydown is wiped out by about $12k 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 20 days — a 2% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 3 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 $258k; list at $389k implies a 51% gain — meaningful room to come down on a strong offer.

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 $317,583 (18.4% 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $380,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2725 Morven Park Way	0.00mi	3/2.0	1,776 (0%)	0mo	$380,000	$214	100
2813 Churchill Downs	0.20mi	3/2.0	1,942 (+9%)	3mo	$542,000	$279	72
2861 Leicester Ter	0.44mi	3/2.0	1,699 (-4%)	1mo	$428,000	$252	72
2864 Manor Downs	0.34mi	3/2.0	1,927 (+8%)	3mo	$450,000	$234	68
967 Livingston Loop	0.60mi	3/2.0	1,711 (-4%)	5mo	$525,000	$307	61
10396 Silver Maple Ave	0.59mi	3/2.0	1,658 (-7%)	1mo	$330,000	$199	60
2467 Ambler Cir	0.70mi	3/2.0	1,893 (+7%)	0mo	$335,000	$177	56
5000 Sandpiper Dr	0.73mi	3/2.0	1,658 (-7%)	1mo	$331,000	$200	54
2454 Morven Park Way	0.45mi	3/2.0	1,527 (-14%)	2mo	$318,500	$209	53
10453 Silver Maple Ave	0.72mi	3/2.0	1,658 (-7%)	3mo	$325,000	$196	53
10274 Julia Isles Ave	0.74mi	3/2.0	1,658 (-7%)	3mo	$317,500	$191	52
2312 Wilson Way	0.58mi	3/2.0	1,527 (-14%)	6mo	$380,000	$249	45

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-68,912
• Equity at exit: $58,001

10-year hold

• IRR: -8.3%
• Equity multiple: 0.46×
• Total profit: $-58,926
• Equity at exit: $33,634

Cash invested: $108,920 (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: 10.2×

Monthly cashflow live

• Estimated rent: $3,176 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$242 /mo · $2,905/yr
• Insurance: −$162
• HOA: −$204
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $-139

Break-even live

Break-even rent $3,352

Max offer price $364,407

Occupancy floor 99%

Sensitivity live

Price	-10% $81	-5% $-29	+0% $-139	+5% $-249	+10% $-359
Rent	-10% $-390	-5% $-265	+0% $-139	+5% $-14	+10% $112
Rate	-1.0pp $57	-0.5pp $-40	base $-139	+0.5pp $-240	+1.0pp $-343

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2738 Morven Park Way The Villages, FL	2.0	2.0	2175	$4,000	$1.84	22d	1	0.05mi
10339 Addison Shore Way Oxford, FL	3.0	2.0	1969	$2,700	$1.37	22d	1	0.66mi
10457 Bethel PL Wildwood, FL	1.0–3.0	1.0–2.5	1293	$2,649	$2.05	22d	41	0.66mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	22d	1	0.76mi
5336 Edgewater Way Unit 5336 Oxford, FL	3.0	2.0	1291	$2,000	$1.55	22d	1	0.83mi
424 Bowman Ter The Villages, FL	3.0	2.0	2000	$5,400	$2.70	22d	1	1.00mi
3795 Bismarck Ct Oxford, FL	1.0–3.0	1.0–2.0	1032	$1,950	$1.89	22d	15	1.15mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	22d	1	1.21mi
12362 NE 50th Vw Oxford, FL	4.0	4.0	1929	$2,300	$1.19	22d	1	1.27mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	22d	1	1.33mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	22d	1	1.38mi
3531 Thorne Path Oxford, FL	3.0	2.0	1487	$2,300	$1.55	22d	1	1.42mi

HOA detail

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

Listing history 13 events

1. 2026-05-07
   status Pending
2. 2026-04-17
   listed $389,000 Active
3. 2020-10-21
   soldstatus $258,000
4. 2020-10-09
   soldstatus $258,000 Sold 1240-char remark

   Show marketing remark (1240 chars)

   3/2 Designer Bougainvillea in the Village of Belvedere. EXPANDED FLORIDA ROOM. BOND PAID! New A/C 2015. Wide OPEN, SPLIT floor plan. Vinyl + laminate flooring. Bright, open kitchen, WHITE cabinets, SS appliances, GAS RANGE, DOUBLE OVEN, breakfast bar, pendant lighting + SOLAR TUBE. Spacious living + dining rooms. OVERSIZED Florida Room w PLANTATION SHUTTERS is perfect for entertaining + enjoying the Florida sunshine. Spacious master suite offers en suite bath + walk-in closet. Bedrooms 2-3 have double closets. Bathroom 2 has upgraded door. Indoor laundry room w shelving + closet. FIVE solar tubes (bathrooms, master closet, kitchen, living room) provide natural light throughout home. Painted driveway + walkway, enhanced landscaping w rock beds, FRONT PORCH, fence, storm door. Spacious yard, rear privacy, patio, ENHANCED landscaping. Water softener. This is a truly special home in a PRIME location. Close to Lake Sumter Landing, Spanish Springs Town Square, Palmer Legends Country Club and Championship Golf Course, three executive golf courses, Laurel Manor Regional Recreation Center, Pimlico Village Recreation Center, Belvedere Recreation Center, Shopping and Restaurants on 466. PLEASE VIEW OUR VIDEO OF THIS BEAUTIFUL HOME!

5. 2020-08-17
   status Pending 1240-char remark

   Show marketing remark (1240 chars)

   3/2 Designer Bougainvillea in the Village of Belvedere. EXPANDED FLORIDA ROOM. BOND PAID! New A/C 2015. Wide OPEN, SPLIT floor plan. Vinyl + laminate flooring. Bright, open kitchen, WHITE cabinets, SS appliances, GAS RANGE, DOUBLE OVEN, breakfast bar, pendant lighting + SOLAR TUBE. Spacious living + dining rooms. OVERSIZED Florida Room w PLANTATION SHUTTERS is perfect for entertaining + enjoying the Florida sunshine. Spacious master suite offers en suite bath + walk-in closet. Bedrooms 2-3 have double closets. Bathroom 2 has upgraded door. Indoor laundry room w shelving + closet. FIVE solar tubes (bathrooms, master closet, kitchen, living room) provide natural light throughout home. Painted driveway + walkway, enhanced landscaping w rock beds, FRONT PORCH, fence, storm door. Spacious yard, rear privacy, patio, ENHANCED landscaping. Water softener. This is a truly special home in a PRIME location. Close to Lake Sumter Landing, Spanish Springs Town Square, Palmer Legends Country Club and Championship Golf Course, three executive golf courses, Laurel Manor Regional Recreation Center, Pimlico Village Recreation Center, Belvedere Recreation Center, Shopping and Restaurants on 466. PLEASE VIEW OUR VIDEO OF THIS BEAUTIFUL HOME!

6. 2020-08-03
   price $264,999 1240-char remark

   Show marketing remark (1240 chars)

   3/2 Designer Bougainvillea in the Village of Belvedere. EXPANDED FLORIDA ROOM. BOND PAID! New A/C 2015. Wide OPEN, SPLIT floor plan. Vinyl + laminate flooring. Bright, open kitchen, WHITE cabinets, SS appliances, GAS RANGE, DOUBLE OVEN, breakfast bar, pendant lighting + SOLAR TUBE. Spacious living + dining rooms. OVERSIZED Florida Room w PLANTATION SHUTTERS is perfect for entertaining + enjoying the Florida sunshine. Spacious master suite offers en suite bath + walk-in closet. Bedrooms 2-3 have double closets. Bathroom 2 has upgraded door. Indoor laundry room w shelving + closet. FIVE solar tubes (bathrooms, master closet, kitchen, living room) provide natural light throughout home. Painted driveway + walkway, enhanced landscaping w rock beds, FRONT PORCH, fence, storm door. Spacious yard, rear privacy, patio, ENHANCED landscaping. Water softener. This is a truly special home in a PRIME location. Close to Lake Sumter Landing, Spanish Springs Town Square, Palmer Legends Country Club and Championship Golf Course, three executive golf courses, Laurel Manor Regional Recreation Center, Pimlico Village Recreation Center, Belvedere Recreation Center, Shopping and Restaurants on 466. PLEASE VIEW OUR VIDEO OF THIS BEAUTIFUL HOME!

7. 2020-06-03
   price $269,999 1240-char remark

   Show marketing remark (1240 chars)

   3/2 Designer Bougainvillea in the Village of Belvedere. EXPANDED FLORIDA ROOM. BOND PAID! New A/C 2015. Wide OPEN, SPLIT floor plan. Vinyl + laminate flooring. Bright, open kitchen, WHITE cabinets, SS appliances, GAS RANGE, DOUBLE OVEN, breakfast bar, pendant lighting + SOLAR TUBE. Spacious living + dining rooms. OVERSIZED Florida Room w PLANTATION SHUTTERS is perfect for entertaining + enjoying the Florida sunshine. Spacious master suite offers en suite bath + walk-in closet. Bedrooms 2-3 have double closets. Bathroom 2 has upgraded door. Indoor laundry room w shelving + closet. FIVE solar tubes (bathrooms, master closet, kitchen, living room) provide natural light throughout home. Painted driveway + walkway, enhanced landscaping w rock beds, FRONT PORCH, fence, storm door. Spacious yard, rear privacy, patio, ENHANCED landscaping. Water softener. This is a truly special home in a PRIME location. Close to Lake Sumter Landing, Spanish Springs Town Square, Palmer Legends Country Club and Championship Golf Course, three executive golf courses, Laurel Manor Regional Recreation Center, Pimlico Village Recreation Center, Belvedere Recreation Center, Shopping and Restaurants on 466. PLEASE VIEW OUR VIDEO OF THIS BEAUTIFUL HOME!

8. 2020-04-08
   price $275,000 1240-char remark

   Show marketing remark (1240 chars)

   3/2 Designer Bougainvillea in the Village of Belvedere. EXPANDED FLORIDA ROOM. BOND PAID! New A/C 2015. Wide OPEN, SPLIT floor plan. Vinyl + laminate flooring. Bright, open kitchen, WHITE cabinets, SS appliances, GAS RANGE, DOUBLE OVEN, breakfast bar, pendant lighting + SOLAR TUBE. Spacious living + dining rooms. OVERSIZED Florida Room w PLANTATION SHUTTERS is perfect for entertaining + enjoying the Florida sunshine. Spacious master suite offers en suite bath + walk-in closet. Bedrooms 2-3 have double closets. Bathroom 2 has upgraded door. Indoor laundry room w shelving + closet. FIVE solar tubes (bathrooms, master closet, kitchen, living room) provide natural light throughout home. Painted driveway + walkway, enhanced landscaping w rock beds, FRONT PORCH, fence, storm door. Spacious yard, rear privacy, patio, ENHANCED landscaping. Water softener. This is a truly special home in a PRIME location. Close to Lake Sumter Landing, Spanish Springs Town Square, Palmer Legends Country Club and Championship Golf Course, three executive golf courses, Laurel Manor Regional Recreation Center, Pimlico Village Recreation Center, Belvedere Recreation Center, Shopping and Restaurants on 466. PLEASE VIEW OUR VIDEO OF THIS BEAUTIFUL HOME!

9. 2020-02-24
   listed $279,900 Active 1240-char remark

   Show marketing remark (1240 chars)

   3/2 Designer Bougainvillea in the Village of Belvedere. EXPANDED FLORIDA ROOM. BOND PAID! New A/C 2015. Wide OPEN, SPLIT floor plan. Vinyl + laminate flooring. Bright, open kitchen, WHITE cabinets, SS appliances, GAS RANGE, DOUBLE OVEN, breakfast bar, pendant lighting + SOLAR TUBE. Spacious living + dining rooms. OVERSIZED Florida Room w PLANTATION SHUTTERS is perfect for entertaining + enjoying the Florida sunshine. Spacious master suite offers en suite bath + walk-in closet. Bedrooms 2-3 have double closets. Bathroom 2 has upgraded door. Indoor laundry room w shelving + closet. FIVE solar tubes (bathrooms, master closet, kitchen, living room) provide natural light throughout home. Painted driveway + walkway, enhanced landscaping w rock beds, FRONT PORCH, fence, storm door. Spacious yard, rear privacy, patio, ENHANCED landscaping. Water softener. This is a truly special home in a PRIME location. Close to Lake Sumter Landing, Spanish Springs Town Square, Palmer Legends Country Club and Championship Golf Course, three executive golf courses, Laurel Manor Regional Recreation Center, Pimlico Village Recreation Center, Belvedere Recreation Center, Shopping and Restaurants on 466. PLEASE VIEW OUR VIDEO OF THIS BEAUTIFUL HOME!

10. 2018-12-31
    soldstatus $272,000
11. 2018-12-21
    soldstatus $272,000 Sold 1159-char remark

    Show marketing remark (1159 chars)

    IMMACULATE AND SPACIOUS! Enjoy The Villages Lifestyle in The Village of Belvedere, which is centrally located between the Squares, shopping and restaurants. Just minutes from the pools, golf and rec centers. Step inside this freshly painted Bougainvillea Designer home to an open floor plan. This home has lots of natural sunlight with several sky lights. The kitchen features light cabinetry, updated stainless appliances including a double oven and a large sink. An additional 400 sq footage was added when built for a larger living room and bedroom. Two bedrooms and the hall bathroom are off a hallway to the right. The large master suite features a walk in closet and large bathroom. There is an indoor laundry room. The washer and dryer convey. If that is not all, french doors lead into a large, bright Florida room all under air featuring plantation shutters. A central vacuum is just another upgrade! The driveway is an extra 2 feet to easily accommodate 2 cars side-by-side. Don't wait! You can be enjoying The Villages before the holidays! NEW A/C in 2015. NO BOND. Tax line reflects $514.75 in spec-assmt-maint and $124 for Villages Fire District.

12. 2018-11-13
    status Pending 1159-char remark

    Show marketing remark (1159 chars)

    IMMACULATE AND SPACIOUS! Enjoy The Villages Lifestyle in The Village of Belvedere, which is centrally located between the Squares, shopping and restaurants. Just minutes from the pools, golf and rec centers. Step inside this freshly painted Bougainvillea Designer home to an open floor plan. This home has lots of natural sunlight with several sky lights. The kitchen features light cabinetry, updated stainless appliances including a double oven and a large sink. An additional 400 sq footage was added when built for a larger living room and bedroom. Two bedrooms and the hall bathroom are off a hallway to the right. The large master suite features a walk in closet and large bathroom. There is an indoor laundry room. The washer and dryer convey. If that is not all, french doors lead into a large, bright Florida room all under air featuring plantation shutters. A central vacuum is just another upgrade! The driveway is an extra 2 feet to easily accommodate 2 cars side-by-side. Don't wait! You can be enjoying The Villages before the holidays! NEW A/C in 2015. NO BOND. Tax line reflects $514.75 in spec-assmt-maint and $124 for Villages Fire District.

13. 2018-11-07
    listed $279,900 Active 1159-char remark

    Show marketing remark (1159 chars)

    IMMACULATE AND SPACIOUS! Enjoy The Villages Lifestyle in The Village of Belvedere, which is centrally located between the Squares, shopping and restaurants. Just minutes from the pools, golf and rec centers. Step inside this freshly painted Bougainvillea Designer home to an open floor plan. This home has lots of natural sunlight with several sky lights. The kitchen features light cabinetry, updated stainless appliances including a double oven and a large sink. An additional 400 sq footage was added when built for a larger living room and bedroom. Two bedrooms and the hall bathroom are off a hallway to the right. The large master suite features a walk in closet and large bathroom. There is an indoor laundry room. The washer and dryer convey. If that is not all, french doors lead into a large, bright Florida room all under air featuring plantation shutters. A central vacuum is just another upgrade! The driveway is an extra 2 feet to easily accommodate 2 cars side-by-side. Don't wait! You can be enjoying The Villages before the holidays! NEW A/C in 2015. NO BOND. Tax line reflects $514.75 in spec-assmt-maint and $124 for Villages Fire District.

ⓘ 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: $2,905 · $242/mo
• Projected year-2 tax: $3,229 · $269/mo
• Expected delta: +$324/yr (+$27/mo · 11.1%)

ⓘ 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 · 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: $38,110
• − Mortgage interest: −$21,790
• − Property taxes: −$2,905
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,049
• − Management: −$3,049
• − HOA: −$2,448
• − Depreciation: −$11,316
• Taxable loss: −$8,392
• Est. tax savings @ 24.0%: +$2,014
• After-tax cash flow: $343/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

+39.0% since first listed

13 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $389,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-21 Sold (Public Records) $258,000 Public Records
• 2020-10-09 Sold (MLS) $258,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-03 Price Changed $264,999 Stellar MLS as Distributed by MLS Grid
• 2020-06-03 Price Changed $269,999 Stellar MLS as Distributed by MLS Grid
• 2020-04-08 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-24 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-31 Sold (Public Records) $272,000 Public Records
• 2018-12-21 Sold (MLS) $272,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-11-07 Listed $279,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $2,905 · +1.4% YoY. Source: county tax records.