1071 Blythe Way · The Villages, FL 32162

$279,990

2 bd · 2.0 ba · 1,142 sqft · SingleFamily public records · 12 Days on market

Built 2004 5,400 sqft lot Est $280k · at est. $205/mo HOA · 7% of rent

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• 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. Welcome to 1071 Blithe Way "The Austin Model" located in the highly desirable Village of Summerhill in The Villages, known for its central location and convenience to everything. Positioned in the heart of the community, you are just a golf cart ride away from Lake Sumter Landing, shopping, dining, medical facilities, and everyday conveniences. Enjoy easy access to nearby retail including Costco, as well as close proximity to the The Villages Polo Club, offering a unique lifestyle experience right at your fingertips. This well-maintained 2-bedroom, 2-bath home has been owned by one owner and used seasonally, reflecting true pride of ownershi

Key facts

• Two solar tubes
• Central location
• New hot water heater

Tags

• CENTRAL LOCATION
• ROOF REPLACED
• NEW HOT WATER HEATER
• GAS STOVE
• TWO SOLAR TUBES
• EXTENDED ENCLOSED LANAI

Property features AI

Finance

• Other: Partially furnished; Total monthly association fees listed in source
• Financial info: Annual taxes listed (see source for details); No lease restrictions
• HOA & community: Association amenities include clubhouse, fitness center, pool, tennis and pickleball courts, shuffleboard, racquetball, playground, trails, dog park, golf, recreation facilities and vehicle restrictions; Association fees cover pool, recreational facilities, sewer, trash and water; Senior community; Golf carts permitted; Deed restrictions; Community mailbox; No truck/RV/motorcycle parking

Exterior

• Parking: Attached garage (2 spaces)
• Security: Community security (association)
• Utilities: Public water; Sewer connected; Electricity connected; Natural gas connected; Cable connected; Underground utilities; Sprinkler meter
• Home design: Single family residence; One story; Property faces east; Residential zoning; Homestead exempt
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built area and living area per appraiser
• Exterior features: Private mailbox; Rain gutters; Metered sprinkler system; Asphalt road; Lot approximately 0.12 acres (60 x 90)

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Freezer; Ice maker; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric and natural gas heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Open floorplan with living/dining combo; Thermostat; Walk-in closet(s); Window treatments; Skylight(s); Blinds; ENERGY STAR qualified windows
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 7.3% 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; 15 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 $2,904/mo this rent would consume 47% 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 $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $279,990

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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $279,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 Blythe Way	0.00mi	2/2.0	1,142 (0%)	0mo	$275,000	$241	100
3324 Ashbrook Pl	0.14mi	2/2.0	1,142 (0%)	2mo	$360,000	$315	92
969 Candler Pl	0.20mi	2/2.0	1,142 (0%)	1mo	$281,500	$246	90
3283 Candlebrook St	0.19mi	2/2.0	1,142 (0%)	2mo	$280,000	$245	90
3277 Ashbrook Pl	0.21mi	2/2.0	1,142 (0%)	3mo	$295,000	$258	87
964 Kingmont Ter	0.26mi	2/2.0	1,142 (0%)	3mo	$322,500	$282	86
884 Radclife Berea Pl	0.44mi	2/2.0	1,141 (-0%)	2mo	$300,425	$263	78
3622 Cambria Cir	0.57mi	2/2.0	1,156 (+1%)	2mo	$254,900	$221	70
3273 Riverton Rd	0.73mi	2/2.0	1,143 (+0%)	1mo	$225,000	$197	65
876 Radclife Berea Pl	0.44mi	2/2.0	1,228 (+8%)	2mo	$265,000	$216	65
1270 Weaton Ct	0.44mi	2/2.0	1,248 (+9%)	2mo	$265,000	$212	62
1289 Addison Ave	0.46mi	2/2.0	1,248 (+9%)	1mo	$300,000	$240	62

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-26,986
• Equity at exit: $41,747

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $8,340
• Equity at exit: $24,208

Cash invested: $78,397 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,904 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$260 /mo · $3,118/yr
• Insurance: −$117
• HOA: −$205
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $244

Break-even live

Break-even rent $2,595

Max offer price $279,990

Occupancy floor 87%

Sensitivity live

Price	-10% $403	-5% $324	+0% $244	+5% $165	+10% $86
Rent	-10% $15	-5% $130	+0% $244	+5% $359	+10% $474
Rate	-1.0pp $385	-0.5pp $315	base $244	+0.5pp $172	+1.0pp $98

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	22d	1	0.26mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	22d	1	0.34mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	22d	1	0.43mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	22d	1	0.53mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	22d	1	0.56mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	22d	1	0.62mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	22d	1	0.73mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	22d	1	0.76mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	22d	1	0.79mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$1,835	$1.94	22d	15	0.82mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	22d	1	0.88mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	22d	10	1.24mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	22d	1	1.25mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	22d	1	1.32mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	22d	1	1.33mi

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-03
   listed $279,990 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: $3,118 · $260/mo
• Projected year-2 tax: $3,118 · $260/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 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: $34,847
• − Mortgage interest: −$15,684
• − Property taxes: −$3,118
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − HOA: −$2,460
• − Depreciation: −$8,145
• Taxable loss: −$1,536
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $3,300/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

2 events — show timeline

• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Listed $279,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $3,118 · +3.2% YoY. Source: county tax records.