1917 Armondo Dr · Lady Lake, FL 32159

$325,000

2 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 1 Days on market

Built 1996 Est $338k · at est.

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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 +20.1/30.0
• ARV discount +9.2/15.0
• DSCR +6.4/10.0
• Schools +5.2/10.0
• 1% rule +4.5/10.0
• 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

As you pull up you will notice the beautifully painted driveway and welcoming landscaping. Step into the screened entryway and on into the home. Notice the open floor plan and split bedrooms. The eat in kitchen has stainless steel appliances and ceramic tile floors. By the way the refrigerator is new. The living and dining room are light and airy. The lanai has been enclosed and has wonderful rear privacy. There are sliders from the living room as well as the master bedroom. The master bedroom has a bathroom en suite complete with double sinks and stall shower. Inside laundry room for your convenience. The guest bedroom is large and inviting. New roof in 2018. New AC 2018. Hot water heater 2019. Solar tubes in living room and master bedroom closet.

Key facts

• Open floor plan
• Painted driveway
• Screened entryway

Tags

• PAINTED DRIVEWAY
• WELCOMING LANDSCAPING
• SCREENED ENTRYWAY
• OPEN FLOOR PLAN
• SPLIT BEDROOMS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/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 $309k (5.0% below list).
• Recommended offer: $309k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.1% in Lady Lake — 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 69/100 on livability (#457 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D, amenities F, commute 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 fast (+4.0%/yr); 576 active listings in the ZIP; 18 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).
• At $3,089/mo this rent would consume 63% of the median local household income ($59k/yr) (locally 1047% 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.
• Current owner paid $211k; list at $325k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,894 (5.0% 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 B-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: 0.95% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $337,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1828 Marquez Loop	0.22mi	2/2.0	1,373 (+5%)	4mo	$365,000	$266	79
1903 Antonia Pl	0.10mi	3/2.0 (+1)	1,464 (+12%)	1mo	$380,000	$260	70
1601 Chavez Ct	0.64mi	2/2.0	1,332 (+2%)	0mo	$300,000	$225	67
1824 Durango Dr	0.34mi	3/2.0 (+1)	1,392 (+6%)	3mo	$359,000	$258	66
2109 Suarez Ct	0.52mi	2/2.0	1,248 (-5%)	3mo	$310,000	$248	65
880 Robles Ave	0.19mi	2/2.0	1,116 (-15%)	2mo	$385,000	$345	64
1148 Chaparral Dr	0.49mi	3/2.0 (+1)	1,392 (+6%)	0mo	$465,000	$334	62
1216 Chaparral Dr	0.60mi	2/2.0	1,239 (-5%)	3mo	$292,000	$236	61
2125 Zaragoza Pl	0.24mi	3/2.0 (+1)	1,494 (+14%)	1mo	$370,000	$248	60
2005 Claudio Ln	0.74mi	2/2.0	1,389 (+6%)	0mo	$317,000	$228	55
1508 Yucatan Way	0.73mi	2/2.0	1,248 (-5%)	4mo	$220,000	$176	55
1110 Salido Ave	0.44mi	3/2.0 (+1)	1,483 (+13%)	3mo	$435,000	$293	50

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-23,578
• Equity at exit: $48,459

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $26,075
• Equity at exit: $28,100

Cash invested: $91,000 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 576
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,089 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$193 /mo · $2,319/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $407

Break-even live

Break-even rent $2,573

Max offer price $325,000

Occupancy floor 82%

Sensitivity live

Price	-10% $591	-5% $499	+0% $407	+5% $315	+10% $223
Rent	-10% $163	-5% $285	+0% $407	+5% $529	+10% $651
Rate	-1.0pp $571	-0.5pp $490	base $407	+0.5pp $323	+1.0pp $237

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 Salinas Ave Lady Lake, FL	3.0	2.0	1642	$5,500	$3.35	21d	1	0.14mi
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	21d	1	0.38mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	0.63mi
722 Camino del Rey Dr Lady Lake, FL	3.0	2.0	1205	$2,000	$1.66	21d	1	0.66mi
1522 Yucatan Way Unit 1525265P Lady Lake, FL	2.0	2.0	1732	$1,829	$1.06	21d	1	0.71mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	21d	1	0.84mi
613 Enconto St Unit 1525268P The Villages, FL	2.0	2.0	1097	$1,788	$1.63	21d	1	0.95mi
1688 Garcia Ct Lady Lake, FL	2.0	2.0	1075	$1,700	$1.58	21d	1	0.97mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	1.10mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	21d	1	1.13mi
716 Dominguez Dr Lady Lake, FL	2.0	2.0	1094	$2,450	$2.24	21d	1	1.22mi
628 Dominguez Dr Lady Lake, FL	2.0	2.0	1214	$2,245	$1.85	21d	1	1.23mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	21d	1	1.24mi
1330 La Jolla Cir The Villages, FL	2.0	2.0	1214	$3,000	$2.47	21d	1	1.26mi
623 Arteaga Way Unit 1525262P The Villages, FL	3.0	2.0	1646	$1,896	$1.15	21d	1	1.27mi
314 Juarez Way Lady Lake, FL	2.0	2.0	1200	$1,800	$1.50	21d	1	1.30mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	24d	1	1.34mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	1.44mi

Listing history 9 events

1. 2026-05-26
   listed $325,000 Active
2. 2019-05-31
   soldstatus $211,000
3. 2019-05-24
   soldstatus $211,000 758-char remark

   Show marketing remark (960 chars)

   As you pull up you will notice the beautifully painted driveway and welcoming landscaping. Step into the screened entryway and on into the home. Notice the open floor plan and split bedrooms. The eat in kitchen has stainless steel appliances and ceramic tile floors. By the way the refrigerator is new. The living and dining room are light and airy. The lanai has been enclosed and has wonderful rear privacy. There are sliders from the living room as well as the master bedroom. The master bedroom has a bathroom en suite complete with double sinks and stall shower. Inside laundry room for your convenience. The guest bedroom is large and inviting. New roof in 2018. New AC 2018. Hot water heater 2019. Solar tubes in living room and master bedroom closet. Conveniently and centrally located between Lake Sumter Landing and Spanish Springs in The Village of Palo Alto. Just a short distance to the Tierra Del Sol Restaurant, Rec Center and Theater! NO BOND!!

4. 2019-05-24
   soldstatus $211,000 Sold 960-char remark

   Show marketing remark (960 chars)

   As you pull up you will notice the beautifully painted driveway and welcoming landscaping. Step into the screened entryway and on into the home. Notice the open floor plan and split bedrooms. The eat in kitchen has stainless steel appliances and ceramic tile floors. By the way the refrigerator is new. The living and dining room are light and airy. The lanai has been enclosed and has wonderful rear privacy. There are sliders from the living room as well as the master bedroom. The master bedroom has a bathroom en suite complete with double sinks and stall shower. Inside laundry room for your convenience. The guest bedroom is large and inviting. New roof in 2018. New AC 2018. Hot water heater 2019. Solar tubes in living room and master bedroom closet. Conveniently and centrally located between Lake Sumter Landing and Spanish Springs in The Village of Palo Alto. Just a short distance to the Tierra Del Sol Restaurant, Rec Center and Theater! NO BOND!!

5. 2019-05-07
   status Pending 960-char remark

   Show marketing remark (960 chars)

   As you pull up you will notice the beautifully painted driveway and welcoming landscaping. Step into the screened entryway and on into the home. Notice the open floor plan and split bedrooms. The eat in kitchen has stainless steel appliances and ceramic tile floors. By the way the refrigerator is new. The living and dining room are light and airy. The lanai has been enclosed and has wonderful rear privacy. There are sliders from the living room as well as the master bedroom. The master bedroom has a bathroom en suite complete with double sinks and stall shower. Inside laundry room for your convenience. The guest bedroom is large and inviting. New roof in 2018. New AC 2018. Hot water heater 2019. Solar tubes in living room and master bedroom closet. Conveniently and centrally located between Lake Sumter Landing and Spanish Springs in The Village of Palo Alto. Just a short distance to the Tierra Del Sol Restaurant, Rec Center and Theater! NO BOND!!

6. 2019-05-01
   price $219,900 960-char remark

   Show marketing remark (960 chars)

   As you pull up you will notice the beautifully painted driveway and welcoming landscaping. Step into the screened entryway and on into the home. Notice the open floor plan and split bedrooms. The eat in kitchen has stainless steel appliances and ceramic tile floors. By the way the refrigerator is new. The living and dining room are light and airy. The lanai has been enclosed and has wonderful rear privacy. There are sliders from the living room as well as the master bedroom. The master bedroom has a bathroom en suite complete with double sinks and stall shower. Inside laundry room for your convenience. The guest bedroom is large and inviting. New roof in 2018. New AC 2018. Hot water heater 2019. Solar tubes in living room and master bedroom closet. Conveniently and centrally located between Lake Sumter Landing and Spanish Springs in The Village of Palo Alto. Just a short distance to the Tierra Del Sol Restaurant, Rec Center and Theater! NO BOND!!

7. 2019-02-26
   listed $219,900 758-char remark

   Show marketing remark (960 chars)

   As you pull up you will notice the beautifully painted driveway and welcoming landscaping. Step into the screened entryway and on into the home. Notice the open floor plan and split bedrooms. The eat in kitchen has stainless steel appliances and ceramic tile floors. By the way the refrigerator is new. The living and dining room are light and airy. The lanai has been enclosed and has wonderful rear privacy. There are sliders from the living room as well as the master bedroom. The master bedroom has a bathroom en suite complete with double sinks and stall shower. Inside laundry room for your convenience. The guest bedroom is large and inviting. New roof in 2018. New AC 2018. Hot water heater 2019. Solar tubes in living room and master bedroom closet. Conveniently and centrally located between Lake Sumter Landing and Spanish Springs in The Village of Palo Alto. Just a short distance to the Tierra Del Sol Restaurant, Rec Center and Theater! NO BOND!!

8. 2019-02-26
   listed $229,000 Active 960-char remark

   Show marketing remark (960 chars)

   As you pull up you will notice the beautifully painted driveway and welcoming landscaping. Step into the screened entryway and on into the home. Notice the open floor plan and split bedrooms. The eat in kitchen has stainless steel appliances and ceramic tile floors. By the way the refrigerator is new. The living and dining room are light and airy. The lanai has been enclosed and has wonderful rear privacy. There are sliders from the living room as well as the master bedroom. The master bedroom has a bathroom en suite complete with double sinks and stall shower. Inside laundry room for your convenience. The guest bedroom is large and inviting. New roof in 2018. New AC 2018. Hot water heater 2019. Solar tubes in living room and master bedroom closet. Conveniently and centrally located between Lake Sumter Landing and Spanish Springs in The Village of Palo Alto. Just a short distance to the Tierra Del Sol Restaurant, Rec Center and Theater! NO BOND!!

9. 1996-06-10
   soldstatus $103,600

ⓘ 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: $2,319 · $193/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$378/yr (+$32/mo · 16.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 21 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: $37,067
• − Mortgage interest: −$18,205
• − Property taxes: −$2,319
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,965
• − Management: −$2,965
• − Depreciation: −$9,455
• Taxable loss: −$468
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $4,999/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 — Lady Lake

• Score: 69/100
• State rank: #457
• US rank: #8302

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety A- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Villages, FL
• County: Lake County · 364,602 people
• City population: 32,107
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• Metro: Orlando-Kissimmee-Sanford, 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

+213.7% since first listed

9 events — show timeline

• 2026-05-26 Listed $325,000 FSBO.com
• 2019-05-31 Sold (Public Records) $211,000 Public Records
• 2019-05-24 Sold (MLS) $211,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-24 Sold (MLS) $211,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-01 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-26 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-26 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 1996-06-10 Sold (Public Records) $103,600 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,319 · +1.3% YoY. Source: county tax records.