1668 Campos Dr · The Villages, FL 32162

$199,500

1 bd · 1.0 ba · 799 sqft · SingleFamily public records · 7 Days on market

Built 1999 3,520 sqft lot Est $200k · at est. $204/mo HOA · 11% 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 +12.0/30.0
• ARV discount +7.6/15.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• DSCR +3.5/10.0
• 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

BOND PAID on this FURNISHED 1 Bed 1 Bath Patio Villa in the Village of Alhambra! Great location, 3.5 miles to Spanish Springs, 5.5 miles from Lake Sumter Landing, and just around the corner from the popular Savannah Recreation Center. Conveniently located near shopping and restaurants on 441/27. NO CARPET! Luxury vinyl plank waterproof flooring throughout the ENTIRE home! As you approach the entry notice the screened-in front lanai with a lovely painted concrete floor giving this villa a nice welcoming feel. As you enter, you will love the open floor plan that provides a spacious feeling to the main living area. Sliding glass doors lead to the painted concrete side patio that is perfect for grilling or an outdoor seating area. The kitchen comes with a GAS stove and plenty of counter space with an added breakfast bar for more casual dining. The bedroom has a nice walk-in closet and dual entry bathroom with tub/shower combo. An extra roll-away bed is tucked away in the primary closet for your convenience. With its location, FURNISHED and NO BOND come see why this should be your next home! Roof 2015 and HVAC 2016

Key facts

• Gas cooking
• Oversized villa lot
• Screened front patio

Tags

• OVERSIZED VILLA LOT
• SCREENED FRONT PATIO
• LUXURY VINYL PLANK FLOORING
• GAS COOKING
• GE PROFILE APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• Other: CDD (Community Development District) present; Lease restrictions not reported; Unfurnished
• Financial info: Total monthly fees reported; Total annual fees reported
• HOA & community: Monthly association fee (reported); Community mailbox; Deed restrictions; Dog park; Golf carts allowed; Golf; Community pool; Street lights; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1 car); Golf cart parking
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Cable available; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Residential villa; Single-story; Faces north; Completed condition
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on one level
• Exterior features: Rain gutters; Asphalt-paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Living room and dining room combo; Walk-in closet(s); Window treatments; Water filtration system
• Laundry & utility: Washer and dryer in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-47 ($-566/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (6.6% below list).
• Recommended offer: $186k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% in The Villages — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $186,331 (6.6% 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: 0.93% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.95
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $199,750
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1668 Campos Dr	0.00mi	1/1.0	799 (0%)	0mo	$199,500	$250	100
10346 SE 178th St	0.75mi	2/1.0 (+1)	768 (-4%)	17mo	$189,900	$247	39

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-33,475
• Equity at exit: $29,746

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-25,273
• Equity at exit: $17,249

Cash invested: $55,860 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$83
• HOA: −$204
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-47

Break-even live

Break-even rent $1,923

Max offer price $191,173

Occupancy floor 98%

Sensitivity live

Price	-10% $66	-5% $9	+0% $-47	+5% $-104	+10% $-160
Rent	-10% $-194	-5% $-121	+0% $-47	+5% $26	+10% $100
Rate	-1.0pp $53	-0.5pp $4	base $-47	+0.5pp $-99	+1.0pp $-151

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	23d	1	1.03mi

HOA detail

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

Listing history 7 events

1. 2026-05-02
   status Pending
2. 2026-04-25
   listed $199,500 Active
3. 2024-01-22
   soldstatus $206,000
4. 2024-01-16
   soldstatus $206,000 Closed 1128-char remark

   Show marketing remark (1128 chars)

   BOND PAID on this FURNISHED 1 Bed 1 Bath Patio Villa in the Village of Alhambra! Great location, 3.5 miles to Spanish Springs, 5.5 miles from Lake Sumter Landing, and just around the corner from the popular Savannah Recreation Center. Conveniently located near shopping and restaurants on 441/27. NO CARPET! Luxury vinyl plank waterproof flooring throughout the ENTIRE home! As you approach the entry notice the screened-in front lanai with a lovely painted concrete floor giving this villa a nice welcoming feel. As you enter, you will love the open floor plan that provides a spacious feeling to the main living area. Sliding glass doors lead to the painted concrete side patio that is perfect for grilling or an outdoor seating area. The kitchen comes with a GAS stove and plenty of counter space with an added breakfast bar for more casual dining. The bedroom has a nice walk-in closet and dual entry bathroom with tub/shower combo. An extra roll-away bed is tucked away in the primary closet for your convenience. With its location, FURNISHED and NO BOND come see why this should be your next home! Roof 2015 and HVAC 2016

5. 2023-12-22
   status Pending 1128-char remark

   Show marketing remark (1128 chars)

   BOND PAID on this FURNISHED 1 Bed 1 Bath Patio Villa in the Village of Alhambra! Great location, 3.5 miles to Spanish Springs, 5.5 miles from Lake Sumter Landing, and just around the corner from the popular Savannah Recreation Center. Conveniently located near shopping and restaurants on 441/27. NO CARPET! Luxury vinyl plank waterproof flooring throughout the ENTIRE home! As you approach the entry notice the screened-in front lanai with a lovely painted concrete floor giving this villa a nice welcoming feel. As you enter, you will love the open floor plan that provides a spacious feeling to the main living area. Sliding glass doors lead to the painted concrete side patio that is perfect for grilling or an outdoor seating area. The kitchen comes with a GAS stove and plenty of counter space with an added breakfast bar for more casual dining. The bedroom has a nice walk-in closet and dual entry bathroom with tub/shower combo. An extra roll-away bed is tucked away in the primary closet for your convenience. With its location, FURNISHED and NO BOND come see why this should be your next home! Roof 2015 and HVAC 2016

6. 2023-12-13
   listed $209,900 Active 1128-char remark

   Show marketing remark (1128 chars)

   BOND PAID on this FURNISHED 1 Bed 1 Bath Patio Villa in the Village of Alhambra! Great location, 3.5 miles to Spanish Springs, 5.5 miles from Lake Sumter Landing, and just around the corner from the popular Savannah Recreation Center. Conveniently located near shopping and restaurants on 441/27. NO CARPET! Luxury vinyl plank waterproof flooring throughout the ENTIRE home! As you approach the entry notice the screened-in front lanai with a lovely painted concrete floor giving this villa a nice welcoming feel. As you enter, you will love the open floor plan that provides a spacious feeling to the main living area. Sliding glass doors lead to the painted concrete side patio that is perfect for grilling or an outdoor seating area. The kitchen comes with a GAS stove and plenty of counter space with an added breakfast bar for more casual dining. The bedroom has a nice walk-in closet and dual entry bathroom with tub/shower combo. An extra roll-away bed is tucked away in the primary closet for your convenience. With its location, FURNISHED and NO BOND come see why this should be your next home! Roof 2015 and HVAC 2016

7. 2021-07-19
   soldstatus $160,000

ⓘ 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: $2,230 · $186/mo
• Projected year-2 tax: $2,230 · $186/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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,360
• − Mortgage interest: −$11,175
• − Property taxes: −$2,230
• − Insurance: −$998
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$2,448
• − Depreciation: −$5,804
• Taxable loss: −$3,872
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $364/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

+24.7% since first listed

7 events — show timeline

• 2026-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $199,500 Stellar MLS as Distributed by MLS Grid
• 2024-01-22 Sold (Public Records) $206,000 Public Records
• 2024-01-16 Sold (MLS) $206,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-13 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2021-07-19 Sold (Public Records) $160,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,230 · -2.6% YoY. Source: county tax records.