1903 Antonia Pl · The Villages, FL 32159

$395,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 8 Days on market

Built 1997 6,528 sqft lot Est $337k · 17% over $204/mo HOA · 6% of rent

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Why this score? — see what drove the F 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 +11.5/30.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! NO BOND! Located in The Villages, World's Largest 55+ Retirement Community in Central Florida. 3/2 Designer Jasmine located in the desirable Village of Palo Alto. You are instantly welcomed to the home up the widened brick driveway for the 2 car garage. UPDATED landscaping and hardscaping surrounding the home with new rocks, new awnings (2020) and NEW ROOF (2020). The garage door also has a remote control screen, floor tiles and cabinetry. The kitchen boasts a tile entryway to the NEW LG stove and refrigerator (2021), Corian counter tops with an eat-in kitchen and bumped out bay window. Laminate flooring is carried throughout the dining and living room with vaulted ceilings, fans and sliding glass doors to maximum the light and airy feel. Indoor laundry is located on the master wing complete with wash basin, SOLAR TUBE and a sliding pocket door for privacy. The spacious master bedroom has sliding glass doors to the expanded lanai, a pocket door to the large walk-in closet and an UPDATED STONE TILE SHOWER with glass doors and double sinks in the master bath. (New Toilets in both bathrooms) The (2) guest bedrooms and bath are separate from the master wing giving your guests added privacy. The EXPANDED LANAI was updated with a rock tile floor, screen sliders for breeze, an OUTDOOR KITCHEN complete with a grill top, sink and cabinetry for storage below. The adjacent tile slab is perfect for Summer grilling outside. The windows are tinted for extra cooling and the attic has a solar fan. Air Ducts were cleaned in 12/21. Conveniently located close to Spanish Springs, Lake Sumter Landing, De La Vista Executive Golf Course and Tierra Del Sol Bar and Grille. GOLF CART INCLUDED! This location has it all!

Key facts

• 6,528 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.15 acres); Lot dimensions approximately 64 x 102; Public maintained paved road; Association amenities listed (golf, pool, tennis)
• HOA & community: Community amenities include golf course, pool, and tennis courts; Community mailbox; Deed restrictions; Golf carts allowed; Senior community

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Sewer connected; Water connected; Irrigation equipment
• Home design: Single family residence; One story; Faces southwest
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as model: Jasmine
• Exterior features: Awnings; Rain gutters; Sliding doors; Paved lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Solid wood cabinets; Split bedroom floorplan; Stone counters; Walk-in closet(s); Blinds
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (16.6% below list).
• Recommended offer: $329k (16.6% 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 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 $3,294/mo this rent would consume 68% 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 $3k of loan paydown is wiped out by about $12k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,413 (16.6% 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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $336,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Antonia Pl	0.00mi	3/2.0	1,464 (0%)	1mo	$380,000	$260	100
2125 Zaragoza Pl	0.32mi	3/2.0	1,494 (+2%)	1mo	$370,000	$248	81
923 Camino Del Rey Dr	0.54mi	3/2.0	1,527 (+4%)	2mo	$292,000	$191	66
1148 Chaparral Dr	0.58mi	3/2.0	1,392 (-5%)	0mo	$465,000	$334	64
930 Camino Del Rey Dr	0.52mi	3/2.0	1,558 (+6%)	1mo	$292,000	$187	64
1134 Salido Ave	0.64mi	3/2.0	1,542 (+5%)	1mo	$360,000	$233	61
430 Aldama Ave	0.68mi	3/2.0	1,528 (+4%)	1mo	$420,000	$275	60
421 Aldama Ave	0.71mi	3/2.0	1,392 (-5%)	1mo	$320,000	$230	58
676 Camino Del Rey Dr	0.75mi	3/2.0	1,527 (+4%)	2mo	$335,000	$219	56
1601 Chavez Ct	0.61mi	2/2.0 (-1)	1,332 (-9%)	0mo	$300,000	$225	51
528 Carrera Dr	0.67mi	3/2.0	1,624 (+11%)	2mo	$325,000	$200	49
1605 Chavez Ct	0.59mi	2/2.0 (-1)	1,638 (+12%)	2mo	$320,000	$195	46

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-68,837
• Equity at exit: $58,896

10-year hold

• IRR: -7.7%
• Equity multiple: 0.49×
• Total profit: $-56,007
• Equity at exit: $34,152

Cash invested: $110,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,294 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$293 /mo · $3,518/yr
• Insurance: −$165
• HOA: −$204
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $-131

Break-even live

Break-even rent $3,460

Max offer price $371,894

Occupancy floor 99%

Sensitivity live

Price	-10% $93	-5% $-19	+0% $-131	+5% $-243	+10% $-354
Rent	-10% $-391	-5% $-261	+0% $-131	+5% $-1	+10% $129
Rate	-1.0pp $68	-0.5pp $-30	base $-131	+0.5pp $-233	+1.0pp $-337

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: $98,750
• Closing costs: $11,850
• 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	0.12mi
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	21d	1	0.47mi
722 Camino del Rey Dr Lady Lake, FL	3.0	2.0	1205	$2,000	$1.66	21d	1	0.58mi
1522 Yucatan Way Unit 1525265P Lady Lake, FL	2.0	2.0	1732	$1,829	$1.06	21d	1	0.63mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	0.71mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	21d	1	0.79mi
613 Enconto St Unit 1525268P The Villages, FL	2.0	2.0	1097	$1,788	$1.63	21d	1	0.87mi
1688 Garcia Ct Lady Lake, FL	2.0	2.0	1075	$1,700	$1.58	21d	1	0.88mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	21d	1	1.08mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	1.15mi
628 Dominguez Dr Lady Lake, FL	2.0	2.0	1214	$2,245	$1.85	21d	1	1.15mi
716 Dominguez Dr Lady Lake, FL	2.0	2.0	1094	$2,450	$2.24	21d	1	1.15mi
1330 La Jolla Cir The Villages, FL	2.0	2.0	1214	$3,000	$2.47	21d	1	1.18mi
623 Arteaga Way Unit 1525262P The Villages, FL	3.0	2.0	1646	$1,896	$1.15	21d	1	1.18mi
314 Juarez Way Lady Lake, FL	2.0	2.0	1200	$1,800	$1.50	21d	1	1.21mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	21d	1	1.23mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	24d	1	1.28mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	1.48mi

HOA detail

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

Listing history 8 events

1. 2026-05-07
   status Pending
2. 2026-04-28
   listed $395,000 Active
3. 2022-06-08
   price $2,580
4. 2022-06-02
   soldstatus $365,000
5. 2022-05-25
   soldstatus $365,000 Closed 1736-char remark

   Show marketing remark (1736 chars)

   Welcome Home! NO BOND! Located in The Villages, World's Largest 55+ Retirement Community in Central Florida. 3/2 Designer Jasmine located in the desirable Village of Palo Alto. You are instantly welcomed to the home up the widened brick driveway for the 2 car garage. UPDATED landscaping and hardscaping surrounding the home with new rocks, new awnings (2020) and NEW ROOF (2020). The garage door also has a remote control screen, floor tiles and cabinetry. The kitchen boasts a tile entryway to the NEW LG stove and refrigerator (2021), Corian counter tops with an eat-in kitchen and bumped out bay window. Laminate flooring is carried throughout the dining and living room with vaulted ceilings, fans and sliding glass doors to maximum the light and airy feel. Indoor laundry is located on the master wing complete with wash basin, SOLAR TUBE and a sliding pocket door for privacy. The spacious master bedroom has sliding glass doors to the expanded lanai, a pocket door to the large walk-in closet and an UPDATED STONE TILE SHOWER with glass doors and double sinks in the master bath. (New Toilets in both bathrooms) The (2) guest bedrooms and bath are separate from the master wing giving your guests added privacy. The EXPANDED LANAI was updated with a rock tile floor, screen sliders for breeze, an OUTDOOR KITCHEN complete with a grill top, sink and cabinetry for storage below. The adjacent tile slab is perfect for Summer grilling outside. The windows are tinted for extra cooling and the attic has a solar fan. Air Ducts were cleaned in 12/21. Conveniently located close to Spanish Springs, Lake Sumter Landing, De La Vista Executive Golf Course and Tierra Del Sol Bar and Grille. GOLF CART INCLUDED! This location has it all!

6. 2022-05-07
   status Pending 1736-char remark

   Show marketing remark (1736 chars)

   Welcome Home! NO BOND! Located in The Villages, World's Largest 55+ Retirement Community in Central Florida. 3/2 Designer Jasmine located in the desirable Village of Palo Alto. You are instantly welcomed to the home up the widened brick driveway for the 2 car garage. UPDATED landscaping and hardscaping surrounding the home with new rocks, new awnings (2020) and NEW ROOF (2020). The garage door also has a remote control screen, floor tiles and cabinetry. The kitchen boasts a tile entryway to the NEW LG stove and refrigerator (2021), Corian counter tops with an eat-in kitchen and bumped out bay window. Laminate flooring is carried throughout the dining and living room with vaulted ceilings, fans and sliding glass doors to maximum the light and airy feel. Indoor laundry is located on the master wing complete with wash basin, SOLAR TUBE and a sliding pocket door for privacy. The spacious master bedroom has sliding glass doors to the expanded lanai, a pocket door to the large walk-in closet and an UPDATED STONE TILE SHOWER with glass doors and double sinks in the master bath. (New Toilets in both bathrooms) The (2) guest bedrooms and bath are separate from the master wing giving your guests added privacy. The EXPANDED LANAI was updated with a rock tile floor, screen sliders for breeze, an OUTDOOR KITCHEN complete with a grill top, sink and cabinetry for storage below. The adjacent tile slab is perfect for Summer grilling outside. The windows are tinted for extra cooling and the attic has a solar fan. Air Ducts were cleaned in 12/21. Conveniently located close to Spanish Springs, Lake Sumter Landing, De La Vista Executive Golf Course and Tierra Del Sol Bar and Grille. GOLF CART INCLUDED! This location has it all!

7. 2022-05-04
   listed $390,000 Active 1736-char remark

   Show marketing remark (1736 chars)

   Welcome Home! NO BOND! Located in The Villages, World's Largest 55+ Retirement Community in Central Florida. 3/2 Designer Jasmine located in the desirable Village of Palo Alto. You are instantly welcomed to the home up the widened brick driveway for the 2 car garage. UPDATED landscaping and hardscaping surrounding the home with new rocks, new awnings (2020) and NEW ROOF (2020). The garage door also has a remote control screen, floor tiles and cabinetry. The kitchen boasts a tile entryway to the NEW LG stove and refrigerator (2021), Corian counter tops with an eat-in kitchen and bumped out bay window. Laminate flooring is carried throughout the dining and living room with vaulted ceilings, fans and sliding glass doors to maximum the light and airy feel. Indoor laundry is located on the master wing complete with wash basin, SOLAR TUBE and a sliding pocket door for privacy. The spacious master bedroom has sliding glass doors to the expanded lanai, a pocket door to the large walk-in closet and an UPDATED STONE TILE SHOWER with glass doors and double sinks in the master bath. (New Toilets in both bathrooms) The (2) guest bedrooms and bath are separate from the master wing giving your guests added privacy. The EXPANDED LANAI was updated with a rock tile floor, screen sliders for breeze, an OUTDOOR KITCHEN complete with a grill top, sink and cabinetry for storage below. The adjacent tile slab is perfect for Summer grilling outside. The windows are tinted for extra cooling and the attic has a solar fan. Air Ducts were cleaned in 12/21. Conveniently located close to Spanish Springs, Lake Sumter Landing, De La Vista Executive Golf Course and Tierra Del Sol Bar and Grille. GOLF CART INCLUDED! This location has it all!

8. 1997-07-23
   soldstatus $125,100

ⓘ 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: $3,518 · $293/mo
• Projected year-2 tax: $3,518 · $293/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 ≥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: $39,530
• − Mortgage interest: −$22,126
• − Property taxes: −$3,518
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − HOA: −$2,448
• − Depreciation: −$11,491
• Taxable loss: −$8,353
• Est. tax savings @ 24.0%: +$2,005
• After-tax cash flow: $435/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: Lake County · 364,602 people
• City population: 83,973
• 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

+215.7% since first listed

8 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $395,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-08 Price Changed $2,580 RENT.
• 2022-06-02 Sold (Public Records) $365,000 Public Records
• 2022-05-25 Sold (MLS) $365,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-04 Listed $390,000 Stellar MLS as Distributed by MLS Grid
• 1997-07-23 Sold (Public Records) $125,100 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,518 · -1.2% YoY. Source: county tax records.