3046 Nutwood Ave · The Villages, FL 32163

$259,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 63 Days on market

Built 2013 3,809 sqft lot Est $301k · 14% under $204/mo HOA · 8% 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 +16.7/30.0
• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well-maintained Cabot Cove Patio Villa located in the highly desirable Village of Pinellas! Perfectly positioned between Lake Sumter Landing Market Square and Brownwood Paddock Square, you’ll enjoy effortless access to nightly entertainment, dining, and shopping in two of The Villages’ most vibrant town centers. This charming villa offers the ideal blend of comfort and convenience, featuring luxury vinyl plank flooring throughout and vaulted ceilings that create a bright, open feel. The kitchen is designed for easy living and entertaining, complete with a breakfast bar that opens seamlessly to the dining and living areas. Interior laundry adds to the convenience,

Key facts

• Interior laundry
• Golf cart included
• Vaulted ceilings

Tags

• LUXURY VINYL PLANK FLOORING
• VAULTED CEILINGS
• BREAKFAST BAR
• INTERIOR LAUNDRY
• LOW-MAINTENANCE LIVING
• GOLF CART INCLUDED

Property features AI

Finance

• Other: No lease restrictions; Unfurnished
• Financial info: Other annual assessment approximately $248; Taxes listed for 2025
• HOA & community: Monthly HOA/association fees (approx. $204/month; $2,448 annually); Community mailbox; Deed restrictions; Dog park; Golf permitted (golf carts OK); Community pool; Tennis courts; Irrigation with reclaimed water; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1 car); Golf cart parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity connected; Sewer connected; Water connected
• Home design: Residential villa; One story; Entry faces East; Model: Cabot Cove
• Construction: Vinyl siding; Frame construction; Shingle roof; Slab foundation; Built on less than 1/4 acre lot (approximately 0.09 acres)
• Exterior features: Rain gutters; Sliding doors; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Vaulted ceilings; Walk-in closets; Window treatments; Blinds; Double-pane windows
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $243k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 265 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 32% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $182k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $243,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $300,564
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3050 Gulfport Ct	0.04mi	2/2.0	1,161 (-2%)	11mo	$369,000	$318	85
3090 Loyola Ct	0.13mi	2/2.0	1,156 (-3%)	6mo	$265,000	$229	84
3457 Carrabelle Ct	0.74mi	2/2.0	1,156 (-3%)	5mo	$285,000	$247	56
3382 Carrabelle Ct	0.64mi	2/2.0	1,156 (-3%)	12mo	$285,000	$247	56
3074 Eastwood Ter	0.10mi	3/1.5 (+1)	1,357 (+14%)	12mo	$375,000	$276	55
3438 Alwyne Ave	0.75mi	2/2.0	1,188 (0%)	19mo	$277,000	$233	49
2621 Margaret Pl	0.63mi	2/2.0	1,156 (-3%)	20mo	$300,000	$260	49
3442 Carrabelle Ct	0.73mi	2/2.0	1,156 (-3%)	22mo	$292,000	$253	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $151,526
• Equity at exit: $233,328

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $438,264
• Equity at exit: $503,180

Cash invested: $72,520 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 265
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,596 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$108
• HOA: −$204
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $163

Break-even live

Break-even rent $2,390

Max offer price $259,000

Occupancy floor 89%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	21d	1	0.08mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,469	$1.47	21d	22	0.38mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,494	$1.51	21d	29	0.68mi
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	21d	1	0.81mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,054	$1.89	21d	28	0.88mi
4980 Red Maple Ln Unit B1 Wildwood, FL	2.0	2.0	1095	$1,884	$1.72	21d	1	0.93mi
4980 Red Maple Ln Unit C1 Wildwood, FL	3.0	2.0	1445	$1,801	$1.25	21d	1	0.93mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$1,874	$1.74	21d	44	0.93mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	21d	1	1.03mi
8118 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,704	$1.29	21d	1	1.27mi
8168 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,754	$1.33	21d	1	1.27mi
8128 Arrow Wood Loop Wildwood, FL	2.0	2.5	1317	$1,699	$1.29	21d	1	1.28mi
2280 Biscayne Ave The Villages, FL	3.0	2.0	1400	$4,000	$2.86	21d	1	1.33mi
2272 Vassar Ln The Villages, FL	3.0	2.0	1416	$2,500	$1.77	21d	1	1.34mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 18 events

1. 2026-06-19
   days on market $259,000 Active 63 DOM
2. 2026-06-18
   days on market $259,000 Active 62 DOM
3. 2026-06-17
   days on market $259,000 Active 61 DOM
4. 2026-06-16
   days on market $259,000 Active 60 DOM
5. 2026-06-15
   days on market $259,000 Active 59 DOM
6. 2026-06-14
   days on market $259,000 Active 57 DOM
7. 2026-06-13
   pricedays on market $259,000 Active 56 DOM
8. 2026-06-10
   days on market $269,000 Active 54 DOM
9. 2026-06-09
   days on market $269,000 Active 53 DOM
10. 2026-06-08
    days on market $269,000 Active 52 DOM
11. 2026-06-07
    days on market $269,000 Active 51 DOM
12. 2026-06-02
    days on market $269,000 Active 46 DOM
13. 2026-06-01
    days on market $269,000 Active 45 DOM
14. 2026-05-31
    days on market $269,000 Active 44 DOM
15. 2026-05-30
    days on market $269,000 Active 43 DOM
16. 2026-05-14
    price $269,000
17. 2026-04-17
    listed $280,000 Active
18. 2014-11-24
    soldstatus $182,000

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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 · 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: $31,150
• − Mortgage interest: −$14,508
• − Property taxes: −$2,613
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − HOA: −$2,448
• − Depreciation: −$7,535
• Taxable loss: −$2,233
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $2,489/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): 28,549
• Household income: $96,775
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 307.0

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%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 0%

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: ▲ 20.47%
• Current HPI: 229.0075
• Rent YoY: —
• 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

+47.8% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-24 Sold (Public Records) $182,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,613 · +0.5% YoY. Source: county tax records.