2588 English Ivy Cir · The Villages, FL 32162

$289,000

2 bd · 2.0 ba · 1,142 sqft · SingleFamily public records · 23 Days on market

Built 2006 7,143 sqft lot Est $276k · at est. $204/mo HOA · 8% of rent ↓ 9% since listing

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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 +14.9/30.0
• ARV discount +5.4/15.0
• Schools +5.2/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. MAJOR PRICE REDUCTION!! VERY MOTIVATED SELLER!! * * BOND PAID * * SWEET SPOT BETWEEN SUMTER LANDING AND BROWNWOOD!! Adorable 2/2 Austin model with additional Florida Room (12x20) for extra living space AND additional birdcage for outdoor enjoyment. This home has vaulted ceilings and it's on a beautiful corner lot in quiet neighborhood. Sea Breeze Recreation Center, Truman Recreation Center and Duval Neighborhood Rec Center are all close by so you can enjoy living The Villages Lifestyle. Roof 2014, HVAC 2024. NO CARPET. Ceramic tile and laminate throughout. Large master bedroom with walk-in closet and master bathroom with walk-in shower. Don't mi

Key facts

• Birdcage
• Florida room
• Quiet neighborhood

Tags

• FLORIDA ROOM
• BIRDCAGE
• CORNER LOT
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Unfurnished; Directions available
• Financial info: Other annual assessment noted
• HOA & community: Community has CDD; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1 car); Garage with golf cart parking; Garage dimensions approximately 18 x 25
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected; Underground utilities; Irrigation equipment
• Home design: Single family residence; Residential property; One story; Faces northeast
• Construction: Vinyl siding; Shingle roof; Slab foundation; Completed condition; Living area reported as 1,388 sq ft; Total building area reported as 2,000 sq ft
• Exterior features: Rear porch; Side porch; Corner lot; Oversized lot; Asphalt road; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Vaulted ceilings; Walk-in closets; Florida room
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $267k (7.7% below list).
• Recommended offer: $267k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 551 active listings in the ZIP; 6 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).
• This rent runs 43% 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 $9k 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 23 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

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 $266,741 (7.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.92% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $276,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2672 Sandhill Ct	0.05mi	2/2.0	1,156 (+1%)	2mo	$260,000	$225	94
1358 Hollyberry Pl	0.32mi	2/2.0	1,156 (+1%)	3mo	$280,000	$242	80
2543 Raintree Dr	0.30mi	2/2.0	1,100 (-4%)	1mo	$285,500	$260	79
2507 Everwood Ct	0.32mi	2/2.0	1,188 (+4%)	3mo	$305,000	$257	76
2376 Branchville Ter	0.46mi	2/2.0	1,156 (+1%)	1mo	$250,000	$216	76
2677 English Ivy Cir	0.16mi	3/2.0 (+1)	1,240 (+9%)	1mo	$299,900	$242	72
2369 Travis Pl	0.48mi	2/2.0	1,156 (+1%)	4mo	$235,000	$203	72
2371 Camden Ter	0.48mi	2/2.0	1,182 (+4%)	5mo	$285,000	$241	68
2552 Mariel Way	0.61mi	2/2.0	1,156 (+1%)	2mo	$262,000	$227	67
930 Margaux Trl	0.74mi	2/2.0	1,156 (+1%)	4mo	$299,000	$259	60
2565 Errol Ter	0.72mi	2/2.0	1,156 (+1%)	6mo	$292,000	$253	59
2589 Errol Ter	0.69mi	2/2.0	1,188 (+4%)	3mo	$265,000	$223	59

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-38,883
• Equity at exit: $43,091

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-16,261
• Equity at exit: $24,987

Cash invested: $80,920 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,667 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$183 /mo · $2,190/yr
• Insurance: −$120
• HOA: −$204
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $85

Break-even live

Break-even rent $2,560

Max offer price $289,000

Occupancy floor 92%

Sensitivity live

Price	-10% $248	-5% $167	+0% $85	+5% $3	+10% $-79
Rent	-10% $-126	-5% $-21	+0% $85	+5% $190	+10% $296
Rate	-1.0pp $230	-0.5pp $158	base $85	+0.5pp $10	+1.0pp $-66

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2368 McClellanville Ter The Villages, FL	2.0	2.0	1142	$4,800	$4.20	22d	1	0.47mi
2383 Camden Ter The Villages, FL	2.0	2.0	1182	$2,500	$2.12	22d	1	0.49mi
2372 Travis Pl The Villages, FL	2.0	2.0	1188	$2,000	$1.68	22d	1	0.51mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	22d	1	0.77mi
2014 Johnson Ct The Villages, FL	2.0	2.0	1156	$2,000	$1.73	22d	1	1.09mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,054	$1.89	22d	28	1.48mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-05-05
   price $289,000
3. 2026-05-01
   price $309,000
4. 2026-04-18
   listed $319,000 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: $2,190 · $183/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$209/yr (+$17/mo · 9.5%)

ⓘ 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 · 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: $32,009
• − Mortgage interest: −$16,188
• − Property taxes: −$2,190
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − HOA: −$2,448
• − Depreciation: −$8,407
• Taxable loss: −$3,791
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $1,927/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

-9.4% since first listed

4 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $309,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listed $319,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $2,190 · +6.2% YoY. Source: county tax records.