3108 Melville Loop · The Villages, FL 32162

$350,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 16 Days on market

Built 2001 7,464 sqft lot Est $334k · at est. $204/mo HOA · 7% 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 +5.4/15.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. NEW ROOF 2022. BOND IS PAID! NICE CORNER LOT! Grand Oak Trees and PALM TREES. Lovely 3/2 Bouganvilla home has GRANITE COUNTERTOPS. Living room and dining room have laminate floors. Kitchen has maple cabinets and an APPLIANCE GARAGE with an interior OUTLET. The stove is the sought after GAS RANGE with microwave above it. A newer stainless steel dishwasher and refrigerator with a bottom freezer makes it easy to serve your guests seated at the bar. The Master Bedroom has HIS/HER closets as well as a tiled WALK-IN SHOWER with seat and a two sink vanity with a granite counter. This home features a split plan and guest bath on other side of living room features a JACUZZI STYLE bath tub with shower, of course. This bathroom can also be used by guests and is between the two guest bedrooms each bedroom has a big CLOSET. There is a linen closet right in hallway for extra towels and bedding for your guests visiting you in The Villages. Laundry Room is INSIDE with washer and dryer plus sink. Lanai was enclosed in 2013 with Acrylic Windows with sliders and doors on each side for fresh Florida air. Plus go outside to your patio on either side of lanai to cook up some dinner. Your garage features a whole house WATER FILTRATION SYSTEM. Check out the Intelligent Wi-fi RACHIO SMART SPRINKLER system which is connected to THE VILLAGES weather for more accurate watering which helps keeps cost down. Munn's Replaced A/C in 2014. New STARTER in 2022. GREAT LOCATION! Near GLENVIEW CHAMPIONSHIP GOLF COURSE, POLO FIELDS, SOFTBALL FIELDS, NIGHT GOLF, SHOPPING, RESTAURANTS, BANKING, GROCERY SHOPPING and convenient access to LAKE SUMTER AND SPANISH SPRINGS TOWN CENTERS. This home is ready for you. Are you ready for it?

Key facts

• Corner homesite
• Covered patio area
• 7,464 sq ft lot

Tags

• CORNER HOMESITE
• SPLIT BEDROOM FLOOR PLAN
• HARD SURFACE FLOORING
• COVERED PATIO AREA
• CUSTOM CLOSET SYSTEMS
• UNDER CABINET LIGHTING

Property features AI

Finance

• Other: Directions: Buena Vista North 466 to Left on Southern Trace, Right on Oak Forest and left on Melville Loop
• Financial info: Lease restrictions apply
• HOA & community: CDD present; Deed restrictions; Community fitness center; Golf and golf-cart-friendly community; Irrigation with reclaimed water; Senior community; Pets allowed; Total monthly fees: $204; Total annual fees: $2,448

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Cable available and connected; Sprinkler recycled; Water connected; Sewer connected
• Home design: Single family residence; One story; South-facing; Property is completed; Ranch/Cottage model (Amarillo)
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as single-family residence
• Exterior features: Awning(s); Rain gutters; Sliding doors; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Solid surface counters; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (21.4% below list).
• Recommended offer: $275k (21.4% 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: 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; 17 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 45% 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 $10k 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 16 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,257 (21.4% 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: 0.79% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $334,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3025 ST Thomas Ln	0.14mi	3/2.0	1,404 (+1%)	1mo	$397,000	$283	91
1301 Oak Forest Dr	0.21mi	3/2.0	1,344 (-3%)	0mo	$300,000	$223	84
3067 Melville Loop	0.07mi	3/2.0	1,527 (+10%)	1mo	$370,000	$242	80
1253 Addison Ave	0.37mi	3/2.0	1,437 (+3%)	2mo	$348,000	$242	76
3017 Hillside Ln	0.28mi	3/2.0	1,520 (+9%)	1mo	$334,900	$220	71
3001 Sandy Ln	0.31mi	3/2.0	1,542 (+11%)	0mo	$320,220	$208	67
2573 Caribe Dr	0.63mi	3/2.0	1,472 (+6%)	1mo	$320,000	$217	60
1289 Addison Ave	0.37mi	2/2.0 (-1)	1,248 (-10%)	1mo	$300,000	$240	60
1270 Weaton Ct	0.35mi	2/2.0 (-1)	1,248 (-10%)	2mo	$265,000	$212	60
1487 Azteca Loop	0.51mi	2/2.0 (-1)	1,192 (-14%)	0mo	$299,900	$252	47
935 Kenova Ave	0.68mi	3/2.0	1,572 (+13%)	1mo	$397,000	$253	46
1480 Azteca Loop	0.53mi	2/2.0 (-1)	1,185 (-15%)	1mo	$270,000	$228	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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-62,360
• Equity at exit: $52,186

10-year hold

• IRR: -8.5%
• Equity multiple: 0.45×
• Total profit: $-54,214
• Equity at exit: $30,262

Cash invested: $98,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,753 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$146
• HOA: −$204
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-129

Break-even live

Break-even rent $2,915

Max offer price $327,292

Occupancy floor 100%

Sensitivity live

Price	-10% $70	-5% $-29	+0% $-129	+5% $-228	+10% $-327
Rent	-10% $-346	-5% $-237	+0% $-129	+5% $-20	+10% $89
Rate	-1.0pp $48	-0.5pp $-40	base $-129	+0.5pp $-219	+1.0pp $-312

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	0.12mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	0.20mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	0.49mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	0.58mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	0.66mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.86mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	21d	1	0.93mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.94mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	0.97mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	0.97mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	21d	1	0.98mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	21d	1	1.05mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	1.09mi
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	21d	1	1.36mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	21d	1	1.43mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	21d	15	1.46mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	22d	1	1.49mi

HOA detail

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

Listing history 12 events

1. 2026-06-19
   days on market $350,000 Active 16 DOM
2. 2026-06-18
   days on market $350,000 Active 15 DOM
3. 2026-06-17
   days on market $350,000 Active 14 DOM
4. 2026-06-16
   days on market $350,000 Active 13 DOM
5. 2026-06-15
   days on market $350,000 Active 12 DOM
6. 2026-06-14
   days on market $350,000 Active 10 DOM
7. 2026-06-13
   days on market $350,000 Active 9 DOM
8. 2026-06-10
   days on market $350,000 Active 7 DOM
9. 2026-06-09
   days on market $350,000 Active 6 DOM
10. 2026-06-08
    days on market $350,000 Active 5 DOM
11. 2026-06-07
    remarks 695-char remark
12. 2026-06-07
    listed $350,000 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: $1,414 · $118/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,491/yr (+$124/mo · 105.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $33,031
• − Mortgage interest: −$19,605
• − Property taxes: −$1,414
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,642
• − Management: −$2,642
• − HOA: −$2,448
• − Depreciation: −$10,182
• Taxable loss: −$7,653
• Est. tax savings @ 24.0%: +$1,837
• After-tax cash flow: $294/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

+127.3% since first listed

20 events — show timeline

• 2026-06-03 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listed $355,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-17 Sold (Public Records) $330,000 Public Records
• 2023-04-11 Sold (MLS) $330,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-11 Price Changed $337,500 Stellar MLS as Distributed by MLS Grid
• 2023-02-22 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-05 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-01-20 Price Changed $349,500 Stellar MLS as Distributed by MLS Grid
• 2022-11-01 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-10-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-11 Price Changed $359,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-25 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2002-10-04 Sold (Public Records) $154,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $1,414 · +1.2% YoY. Source: county tax records.