3737 Cosmos Way · The Villages, FL 32163

$329,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 80 Days on market

Built 2013 5,732 sqft lot Est $349k · 6% under $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 +12.0/30.0
• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NOTE NEW PRICE IMPROVEMENT. .. .. BRAND NEW ROOF. .. .. .. This Sunkissed model home offers a beautifully finished interior with decorative crown molding, framed windows, and laminate flooring throughout the main living area, creating a bright and welcoming open living space. The carpeted bedrooms add comfort, while the guest bathroom features tile flooring and the master bathroom includes laminate flooring for easy maintenance. A laundry room with a utility sink adds everyday convenience. Enjoy Florida living with a birdcage enclosure just outside the fully enclosed lanai, which includes blinds and is under both air and heat, making it a true year-round extension of the home. The front yar

Key facts

• Laminate flooring
• Framed windows
• Laundry room

Tags

• CROWN MOLDING
• FRAMED WINDOWS
• LAMINATE FLOORING
• TILE FLOORING
• LAUNDRY ROOM
• UTILITY SINK

Property features AI

Finance

• Other: Unfurnished; Homestead exempt
• Financial info: Lease restrictions apply
• HOA & community: Community has CDD; Senior community

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces west
• Construction: Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Paved road access; Irrigation system; Lot about 0.13 acres

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Open floorplan
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-76 ($-918/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (11.4% below list).
• Recommended offer: $292k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% in The Villages — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $35k of equity ($2k loan paydown + $33k 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 $92k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; list at $330k implies a 65% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,233 (11.4% 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. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.01%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $349,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3810 Cosmos Way	0.13mi	3/2.0	1,501 (+8%)	10mo	$350,000	$233	73
2004 Flowersville Pl	0.21mi	3/2.0	1,589 (+14%)	1mo	$370,000	$233	66
3493 Habersham Ct	0.56mi	3/2.0	1,446 (+4%)	6mo	$438,000	$303	63
2080 Nordic Ln	0.12mi	3/2.0	1,559 (+12%)	15mo	$390,000	$250	62
3481 Oldham Ln	0.55mi	3/2.0	1,504 (+8%)	2mo	$385,000	$256	60
5708 CR 173	0.42mi	3/2.0	1,417 (+2%)	21mo	$345,000	$243	60
3786 Infinity Run	0.19mi	3/2.0	1,561 (+12%)	15mo	$390,000	$250	59
3459 Oldham Ln	0.58mi	3/2.0	1,446 (+4%)	15mo	$420,000	$290	54
3554 Marianna Pl	0.64mi	3/2.0	1,416 (+2%)	17mo	$410,000	$290	53
3407 Melbourne Ln	0.57mi	3/2.0	1,559 (+12%)	11mo	$394,000	$253	45
5643 County Road 173	0.47mi	3/2.0	1,188 (-15%)	12mo	$154,500	$130	44
3503 Nance Run	0.54mi	3/2.0	1,559 (+12%)	20mo	$392,000	$251	38

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: 23.6%
• Equity multiple: 2.89×
• Total profit: $174,909
• Equity at exit: $297,200

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $519,126
• Equity at exit: $640,923

Cash invested: $92,372 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,922 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$313 /mo · $3,752/yr
• Insurance: −$137
• HOA: −$205
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-76

Break-even live

Break-even rent $3,019

Max offer price $316,387

Occupancy floor 98%

Sensitivity live

Price	-10% $110	-5% $17	+0% $-76	+5% $-170	+10% $-263
Rent	-10% $-307	-5% $-192	+0% $-76	+5% $39	+10% $154
Rate	-1.0pp $90	-0.5pp $7	base $-76	+0.5pp $-162	+1.0pp $-249

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	22d	1	0.88mi
3394 Ridgewood Path The Villages, FL	3.0	2.0	1559	$4,000	$2.57	22d	1	1.05mi
3064 Gulfport Ct The Villages, FL	2.0	2.0	1602	$2,800	$1.75	22d	1	1.23mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	22d	1	1.28mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	22d	22	1.44mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	22d	1	1.47mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	22d	44	1.48mi
2910 Monument Way The Villages, FL	2.0	2.0	1494	$2,600	$1.74	22d	1	1.48mi

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 20 events

1. 2026-06-19
   days on market $329,900 Active 80 DOM
2. 2026-06-18
   days on market $329,900 Active 79 DOM
3. 2026-06-17
   days on market $329,900 Active 78 DOM
4. 2026-06-16
   days on market $329,900 Active 77 DOM
5. 2026-06-15
   days on market $329,900 Active 76 DOM
6. 2026-06-14
   days on market $329,900 Active 74 DOM
7. 2026-06-13
   days on market $329,900 Active 73 DOM
8. 2026-06-10
   days on market $329,900 Active 71 DOM
9. 2026-06-09
   days on market $329,900 Active 70 DOM
10. 2026-06-08
    days on market $329,900 Active 69 DOM
11. 2026-06-07
    days on market $329,900 Active 68 DOM
12. 2026-06-03
    price $329,900 Active 63 DOM
13. 2026-06-02
    days on market $334,900 Active 63 DOM
14. 2026-06-01
    days on market $334,900 Active 62 DOM
15. 2026-05-31
    days on market $334,900 Active 61 DOM
16. 2026-05-30
    days on market $334,900 Active 60 DOM
17. 2026-05-18
    price $334,900
18. 2026-04-07
    price $339,900
19. 2026-03-31
    listed $330,000 Active
20. 2015-07-27
    soldstatus $200,000

ⓘ 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: $3,752 · $313/mo
• Projected year-2 tax: $3,752 · $313/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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,068
• − Mortgage interest: −$18,480
• − Property taxes: −$3,752
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,805
• − Management: −$2,805
• − HOA: −$2,460
• − Depreciation: −$9,597
• Taxable loss: −$6,481
• Est. tax savings @ 24.0%: +$1,555
• After-tax cash flow: $637/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

+67.5% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $334,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2015-07-27 Sold (Public Records) $200,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,752 · +2.0% YoY. Source: county tax records.