366 Troy Loop · The Villages, FL 32162

$498,500

3 bd · 2.0 ba · 1,927 sqft · SingleFamily public records · 21 Days on market

Built 2006 6,846 sqft lot Est $488k · at est. $204/mo HOA · 5% 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 +11.2/30.0
• ARV discount +6.5/15.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NO BOND • Roof Replaced 2021 • XL Enclosed Lanai + Outdoor Patio Living • Camellia Designer Model in the Village of Mallory Square • 3 Bedroom | 2 Bath • Open Floorplan • Side Patio with Remote Awning • No Carpet • Plantation Shutters • Crown Molding • Granite Countertops * Water Heater 2025 Welcome home to this beautifully maintained XL Camellia Designer Model located in the highly sought-after Village of Mallory Square in The Villages, perfectly positioned on a quiet cul-de-sac street with exceptional curb appeal and inviting outdoor living spaces. From the moment you arrive, you’ll appreciate the paver driveway, tropical low

Key facts

• No carpet
• Roof replaced 2021
• Outdoor patio living

Tags

• ROOF REPLACED 2021
• XL ENCLOSED LANAI
• OUTDOOR PATIO LIVING
• CAMELLIA DESIGNER MODEL
• SIDE PATIO WITH REMOTE AWNING
• NO CARPET

Property features AI

Finance

• Other: Turnkey furnished option; Living area reported as 2,235 sq ft (owner); Building area reported as 2,694 sq ft (public records); Lot size about 0.16 acre (approximately 636 sq meters)
• Financial info: Other annual assessment: $797; No lease restrictions indicated
• HOA & community: Community is a senior community; Association fees: $204/month (total monthly fees); Total annual association fees: $2,448; CDD present; Street lights

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected and available; Natural gas connected and available; Cable available; Phone available; Underground utilities; Water and sewer available/connected
• Home design: Single family residence; One level; North-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Builder model: Camelia; Completed condition
• Exterior features: Street lights; Asphalt / paved roads

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Crown molding; Eat-in kitchen; Living room / dining room combo; Open floorplan; Stone counters; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room; Washer; Dryer; Gas water heater; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $498k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $464k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $389k (22.0% below list).
• Recommended offer: $389k (22.0% 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; 6 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 $3,886/mo this rent would consume 63% 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 $15k 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 21 days — a 2% lower offer ($491k) is reasonable based on typical stale-listing flexibility.
• 2 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $388,583 (22.0% 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: 0.78% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $487,531
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1466 Perry Ln	0.32mi	3/2.0	1,927 (0%)	2mo	$425,000	$221	83
1485 Dalzell Ct	0.24mi	3/2.0	2,025 (+5%)	3mo	$665,000	$328	78
565 Society Hill Cir	0.44mi	3/2.0	1,899 (-2%)	2mo	$600,000	$316	75
1615 Snelling Ave	0.48mi	3/2.0	1,887 (-2%)	0mo	$630,000	$334	74
329 Bishopville Loop	0.26mi	3/2.5	2,075 (+8%)	1mo	$475,000	$229	72
1258 Donalds Pl	0.60mi	3/2.0	1,927 (0%)	4mo	$412,000	$214	69
1637 Mount Croghan Trl	0.59mi	3/2.0	1,887 (-2%)	1mo	$457,500	$242	68
550 Little River Path	0.52mi	3/2.0	2,012 (+4%)	3mo	$720,000	$358	66
1607 Mount Croghan Trl	0.58mi	3/2.5	2,075 (+8%)	1mo	$525,000	$253	57
471 Gaskin Ln	0.50mi	3/2.0	1,732 (-10%)	4mo	$398,000	$230	57
607 Reevesville Ln	0.49mi	3/2.0	1,685 (-13%)	2mo	$400,000	$237	54
533 Inner Cir	0.71mi	3/2.5	2,171 (+13%)	1mo	$660,000	$304	43

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-89,617
• Equity at exit: $74,328

10-year hold

• IRR: -8.8%
• Equity multiple: 0.43×
• Total profit: $-79,061
• Equity at exit: $43,101

Cash invested: $139,580 (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: 10.7×

Monthly cashflow live

• Estimated rent: $3,886 medium
• Mortgage (P&I): −$2,614
• Tax from tax record: −$239 /mo · $2,866/yr
• Insurance: −$208
• HOA: −$204
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $-195

Break-even live

Break-even rent $4,133

Max offer price $464,061

Occupancy floor —

Sensitivity live

Price	-10% $87	-5% $-54	+0% $-195	+5% $-336	+10% $-477
Rent	-10% $-502	-5% $-348	+0% $-195	+5% $-41	+10% $112
Rate	-1.0pp $56	-0.5pp $-68	base $-195	+0.5pp $-324	+1.0pp $-456

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: $124,625
• Closing costs: $14,955
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Fort Lawn Loop The Villages, FL	2.0	2.0	1392	$4,500	$3.23	23d	1	0.41mi
470 Oboe Way The Villages, FL	2.0	2.0	1240	$2,200	$1.77	23d	1	0.83mi
2111 Jem Path The Villages, FL	3.0	2.0	2000	$5,800	$2.90	23d	1	0.96mi
1220 Turtle Island Rd Lady Lake, FL	3.0	2.0	1504	$2,000	$1.33	25d	1	0.99mi
898 Moses Loop The Villages, FL	3.0	2.0	1911	$2,600	$1.36	23d	1	1.08mi
731 Baisley Trl The Villages, FL	2.0	2.0	1512	$4,500	$2.98	23d	1	1.41mi

HOA detail

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

Listing history 7 events

1. 2026-06-02
   days on market $498,500 Active 21 DOM
2. 2026-06-01
   days on market $498,500 Active 20 DOM
3. 2026-05-31
   days on market $498,500 Active 19 DOM
4. 2026-05-30
   days on market $498,500 Active 18 DOM
5. 2026-05-12
   listed $498,500 Active
6. 2026-02-26
   historical
7. 2026-01-27
   listed $498,900 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: $2,866 · $239/mo
• Projected year-2 tax: $4,138 · $345/mo
• Expected delta: +$1,271/yr (+$106/mo · 44.4%)

ⓘ 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 5/10 Major
• 🌡 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: $46,630
• − Mortgage interest: −$27,924
• − Property taxes: −$2,866
• − Insurance: −$2,492
• − Repairs & maintenance: −$3,730
• − Management: −$3,730
• − HOA: −$2,448
• − Depreciation: −$14,502
• Taxable loss: −$11,063
• Est. tax savings @ 24.0%: +$2,655
• After-tax cash flow: $316/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

-0.1% since first listed

3 events — show timeline

• 2026-05-12 Listed $498,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listed $498,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-2.7%/yr

Latest (2025): $2,866 · +1.3% YoY. Source: county tax records.