992 Pinewood Pl · The Villages, FL 32162

$270,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 17 Days on market

Built 2006 3,625 sqft lot Est $298k · 9% under ↓ 6% since listing

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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 +16.7/30.0
• ARV discount +11.8/15.0
• DSCR +5.2/10.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• 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

* * Turnkey Patio Villa with 2024 Roof & Golf Cart | Under 1.4 Miles to Lake Sumter Landing * * Live just moments from Lake Sumter Landing in this fully furnished 2BR/2BA Cabot Cove Patio Villa, ideally situated in the Oleander Villas of Sable Chase. With a * * brand-new 2024 roof * * , this home offers peace of mind for both homeowners and insurance providers. A * * 4-seat golf cart is included * * , making your trips to the nearby town square, lake, golf courses, and recreation centers both fun and convenient. Inside, vaulted ceilings and abundant natural light create a welcoming atmosphere. The open-concept layout is perfect for relaxed living, with a spacious primary suite featuring a walk-in closet and private ensuite bath. The kitchen is thoughtfully designed and opens to the dining and living spaces for effortless entertaining. Enjoy your morning coffee in the screened lanai with Chattahoochee River rock flooring, or host guests on the extended patio. Additional highlights include an indoor laundry room and a garage with dedicated golf cart parking. Whether you're looking for a seasonal retreat, full-time residence, or investment opportunity, this low-maintenance villa delivers. Just bring your suitcase and start enjoying. The Villages lifestyle—less than 1.4 miles from Lake Sumter Landing and the waterfront.

Key facts

• Quiet neighborhood
• Open-concept layout
• 3,625 sq ft lot

Tags

• QUIET NEIGHBORHOOD
• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• INDOOR WASHER AND DRYER
• PRIVATE PRIMARY SUITE

Property features AI

Exterior

• Home design: House
• Exterior features: Lot size approximately 3,625 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (7.5% below list).
• Recommended offer: $250k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 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; 10 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).
• This rent runs 40% 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 $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 17 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,834 (7.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $298,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Ridgeville Rd	0.06mi	2/2.0	1,188 (0%)	2mo	$280,000	$236	96
1017 Ridgeville Rd	0.07mi	2/2.0	1,156 (-3%)	3mo	$290,000	$251	90
1798 Longwood Ct	0.12mi	2/2.0	1,138 (-4%)	6mo	$315,000	$277	83
1953 Greeleyville Ter	0.34mi	2/2.0	1,196 (+1%)	4mo	$319,900	$267	80
1083 Jackson St	0.38mi	2/2.0	1,187 (-0%)	4mo	$264,000	$222	79
1007 Rockville Pl	0.15mi	2/2.0	1,278 (+8%)	2mo	$315,000	$246	79
1935 Mcconnells Ave	0.32mi	2/2.0	1,123 (-6%)	0mo	$315,000	$280	75
1524 Conway Ct	0.42mi	2/2.0	1,196 (+1%)	5mo	$312,000	$261	75
1052 Jackson St	0.36mi	2/2.0	1,258 (+6%)	0mo	$405,200	$322	73
2023 Thurmond Ave	0.59mi	2/2.0	1,156 (-3%)	4mo	$267,000	$231	64
1991 Johnson Ct	0.57mi	2/2.0	1,156 (-3%)	6mo	$205,000	$177	64
1994 Orangeburg Ter	0.62mi	2/2.0	1,142 (-4%)	1mo	$265,000	$232	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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-30,713
• Equity at exit: $40,258

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,202
• Equity at exit: $23,345

Cash invested: $75,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$277 /mo · $3,327/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $168

Break-even live

Break-even rent $2,286

Max offer price $270,000

Occupancy floor 88%

Sensitivity live

Price	-10% $321	-5% $244	+0% $168	+5% $92	+10% $15
Rent	-10% $-29	-5% $69	+0% $168	+5% $267	+10% $365
Rate	-1.0pp $304	-0.5pp $237	base $168	+0.5pp $98	+1.0pp $27

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Ridgeville Rd The Villages, FL	2.0	2.0	1188	$2,475	$2.08	22d	1	0.06mi
2014 Johnson Ct The Villages, FL	2.0	2.0	1156	$2,000	$1.73	22d	1	0.61mi
470 Oboe Way The Villages, FL	2.0	2.0	1240	$2,200	$1.77	22d	1	1.02mi
445 Corbett Dr The Villages, FL	2.0	2.0	1100	$2,700	$2.45	22d	1	1.13mi
2368 McClellanville Ter The Villages, FL	2.0	2.0	1142	$4,800	$4.20	22d	1	1.20mi
2372 Travis Pl The Villages, FL	2.0	2.0	1188	$2,000	$1.68	22d	1	1.30mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	22d	1	1.35mi
2383 Camden Ter The Villages, FL	2.0	2.0	1182	$2,500	$2.12	22d	1	1.38mi
1240 Pageland Way The Villages, FL	2.0	2.0	1100	$2,400	$2.18	22d	1	1.39mi
1315 Fort Lawn Loop The Villages, FL	2.0	2.0	1392	$4,500	$3.23	22d	1	1.44mi

Listing history 12 events

1. 2026-06-22
   days on market $270,000 Active 17 DOM
2. 2026-06-19
   days on market $270,000 Active 15 DOM
3. 2026-06-18
   days on market $270,000 Active 14 DOM
4. 2026-06-17
   days on market $270,000 Active 13 DOM
5. 2026-06-16
   days on market $270,000 Active 12 DOM
6. 2026-06-15
   days on market $270,000 Active 11 DOM
7. 2026-06-14
   days on market $270,000 Active 9 DOM
8. 2026-06-13
   days on market $270,000 Active 8 DOM
9. 2026-06-10
   days on market $270,000 Active 6 DOM
10. 2026-06-09
    days on market $270,000 Active 5 DOM
11. 2026-06-08
    remarks 699-char remark
12. 2026-06-08
    listed $270,000 Active 4 DOM

ⓘ 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: $3,327 · $277/mo
• Projected year-2 tax: $3,327 · $277/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 ≥108°F today · 23 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: $29,980
• − Mortgage interest: −$15,124
• − Property taxes: −$3,327
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$7,855
• Taxable loss: −$2,472
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $2,610/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

-6.2% since first listed

15 events — show timeline

• 2026-06-04 Listed $270,000 ForSaleByOwner.com
• 2025-09-22 Sold (Public Records) $270,000 Public Records
• 2025-09-16 Sold (MLS) $270,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Rental Removed $4,500 RENTALBEAST
• 2025-08-24 Listed for Rent $4,500 RENTALBEAST
• 2025-08-23 Rental Removed $4,500 PROPERTYWARE
• 2025-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-03 Listed for Rent $4,500 PROPERTYWARE
• 2025-07-20 Price Changed $278,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $289,600 Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Price Changed $294,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Listed $299,999 Stellar MLS as Distributed by MLS Grid
• 2023-10-26 Sold (Public Records) $289,800 Public Records
• 2022-02-08 Sold (Public Records) $287,900 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,327 · -2.4% YoY. Source: county tax records.