1607 Navidad St · The Villages, FL 32162

$248,000

2 bd · 2.0 ba · 1,143 sqft · SingleFamily public records · 24 Days on market

Built 1998 3,520 sqft lot Est $257k · at est.

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Why this score? — see what drove the B- 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +9.1/15.0
• 1% rule +6.2/10.0
• 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

Welcome to this beautifully maintained Cabot Cove Patio Villa in the highly desirable Village of Alhambra, where comfort, convenience, and value come together to create the perfect Florida retreat. Tucked away in a quiet, secluded, low-traffic location, this immaculate 2-bedroom, 2-bath home offers peaceful living while still being just minutes from Spanish Springs Town Square, The Savannah Center, and El Santiago Recreation Center. Shopping, dining, nightly entertainment, golf, and recreation are all right at your fingertips. From the moment you step inside, you’ll appreciate the bright, inviting feel of this move-in ready home. New luxury vinyl plank flooring installed in 2022 adds

Key facts

• Open floor plan
• Village of alhambra
• Updated kitchen

Tags

• VILLAGE OF ALHAMBRA
• QUIET SECLUDED LOCATION
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• ENCLOSED LANAI
• NEW ROOF

Property features AI

Finance

• Other: Directions available to property
• Financial info: Lease restrictions apply
• HOA & community: Community clubhouse; Community pool; Fitness center; Golf course access; Golf carts allowed; Pickleball courts; Tennis courts; Shuffleboard courts; Trails; Park; Dog park; Community mailbox; Deed restrictions; Special community restrictions; Sidewalks; Street lights; Association amenities include pool and recreational facilities; Senior community; Cats and dogs allowed

Exterior

• Parking: Attached garage; 1-car garage; Garage door opener; Golf cart parking
• Security: Gated community; Community security
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable connected; Natural gas available
• Home design: Residential villa; One story; Faces northwest; Homestead property; CDD present
• Construction: Vinyl siding; Shingle roof; Slab foundation; Building area reported by appraiser
• Exterior features: Vinyl fencing; Other exterior features; Paved road access; Lot dimensions approximately 40 x 88

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Crown molding; Eat-in kitchen; High ceilings; Solid wood cabinets; Window treatments; Insulated windows
• Laundry & utility: Inside laundry room; Washer; Dryer; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $248k).
• Recommended offer: $244k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 45% 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $69k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $248k implies a 209% 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 $244,280 (1.5% 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 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?
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: 1.12% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $257,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1612 Campos Dr	0.09mi	2/2.0	1,121 (-2%)	1mo	$230,000	$205	92
1647 Campos Dr	0.19mi	2/2.0	1,121 (-2%)	1mo	$250,000	$223	88
2632 Moncayo Ave	0.28mi	2/2.0	1,143 (0%)	2mo	$220,000	$192	85
2603 Olivarez Way	0.24mi	2/2.0	1,121 (-2%)	2mo	$252,000	$225	84
2604 Privada Dr	0.16mi	3/2.0 (+1)	1,210 (+6%)	0mo	$269,000	$222	77
10235 SE 179th Pl	0.58mi	2/2.0	1,144 (+0%)	2mo	$180,599	$158	72
1423 Conchas Dr	0.72mi	2/2.0	1,150 (+1%)	2mo	$282,000	$245	64
1410 Almanza Dr	0.66mi	2/2.0	1,174 (+3%)	2mo	$305,000	$260	63
1428 Almanza Dr	0.67mi	2/2.0	1,174 (+3%)	3mo	$299,900	$255	62
1480 Azteca Loop	0.70mi	2/2.0	1,185 (+4%)	1mo	$270,000	$228	60
1487 Azteca Loop	0.73mi	2/2.0	1,192 (+4%)	0mo	$299,900	$252	58
2731 Privada Dr	0.59mi	2/2.0	1,248 (+9%)	2mo	$250,000	$200	56

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $5,093
• Equity at exit: $36,978

10-year hold

• IRR: 12.3%
• Equity multiple: 2.01×
• Total profit: $70,041
• Equity at exit: $21,443

Cash invested: $69,440 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,778 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $671

Break-even live

Break-even rent $1,929

Max offer price $248,000

Occupancy floor 71%

Sensitivity live

Price	-10% $812	-5% $742	+0% $671	+5% $601	+10% $531
Rent	-10% $452	-5% $562	+0% $671	+5% $781	+10% $891
Rate	-1.0pp $796	-0.5pp $734	base $671	+0.5pp $607	+1.0pp $542

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	23d	1	0.68mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	23d	1	0.70mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	23d	1	0.81mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	23d	1	0.92mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	23d	1	0.93mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	23d	1	0.94mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	23d	1	0.94mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	23d	1	0.97mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	0.98mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	23d	1	1.20mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	23d	1	1.30mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	23d	1	1.33mi

Listing history 18 events

1. 2026-06-22
   days on market $248,000 Active 24 DOM
2. 2026-06-19
   days on market $248,000 Active 22 DOM
3. 2026-06-18
   days on market $248,000 Active 21 DOM
4. 2026-06-17
   days on market $248,000 Active 20 DOM
5. 2026-06-16
   days on market $248,000 Active 19 DOM
6. 2026-06-15
   days on market $248,000 Active 18 DOM
7. 2026-06-14
   days on market $248,000 Active 16 DOM
8. 2026-06-13
   days on market $248,000 Active 15 DOM
9. 2026-06-10
   days on market $248,000 Active 13 DOM
10. 2026-06-09
    days on market $248,000 Active 12 DOM
11. 2026-06-08
    days on market $248,000 Active 11 DOM
12. 2026-06-07
    days on market $248,000 Active 10 DOM
13. 2026-06-02
    days on market $248,000 Active 5 DOM
14. 2026-06-01
    days on market $248,000 Active 4 DOM
15. 2026-05-31
    days on market $248,000 Active 3 DOM
16. 2026-05-30
    days on market $248,000 Active 2 DOM
17. 2026-05-28
    listed $248,000 Active
18. 1998-06-29
    soldstatus $80,300

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $2,058 · $172/mo
• Expected delta: +$622/yr (+$52/mo · 43.3%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,340
• − Mortgage interest: −$13,892
• − Property taxes: −$1,436
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$7,215
• Taxable income: $4,223
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $7,043/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

+208.8% since first listed

2 events — show timeline

• 2026-05-28 Listed $248,000 Stellar MLS as Distributed by MLS Grid
• 1998-06-29 Sold (Public Records) $80,300 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,436 · +1.4% YoY. Source: county tax records.