3248 Richmond Dr · The Villages, FL 32162

$273,321

3 bd · 2.0 ba · 1,229 sqft · SingleFamily public records · 59 Days on market

Built 2001 5,760 sqft lot Est $281k · 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 1% rule +7.6/10.0
• 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 MLS

THE

Key facts

• Walk-in closet
• Brand-new roof
• Private ensuite bath

Tags

• BRAND-NEW ROOF
• PRIVATE ENSUITE BATH
• WALK-IN CLOSET
• UPGRADED QUARTZ COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• MODERN LIGHT FIXTURES

Property features AI

Finance

• Other: Unfurnished; Lease restrictions apply
• HOA & community: CDD present; Located in a senior community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Sewer connected; Water connected
• Home design: Single family residence; One story; Northeast facing; Completed condition
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on vinyl siding construction
• Exterior features: Paved road access; Outdoor lighting

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Stone counters; Walk-in closets; Lighting
• Laundry & utility: Laundry in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $273k).
• Recommended offer: $265k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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); 550 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); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $3,450/mo this rent would consume 56% 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $77k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $273k implies a 95% 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 $265,121 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.26% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $281,441
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 Sanibel Ct	0.36mi	3/2.0	1,229 (0%)	5mo	$301,000	$245	80
1893 Dalton Dr	0.17mi	2/2.0 (-1)	1,278 (+4%)	2mo	$315,000	$246	79
3024 Macon Ct	0.35mi	2/2.0 (-1)	1,270 (+3%)	1mo	$270,000	$213	73
3354 Reston Dr	0.13mi	3/2.0	1,392 (+13%)	1mo	$275,000	$198	71
3017 Moultrie Way	0.34mi	2/2.0 (-1)	1,278 (+4%)	3mo	$292,500	$229	70
2731 Privada Dr	0.69mi	2/2.0 (-1)	1,248 (+2%)	2mo	$250,000	$200	59
17972 SE 84th Abercorn Ct	0.42mi	3/2.0	1,392 (+13%)	2mo	$257,000	$185	57
3024 Burbank Ln	0.74mi	2/2.0 (-1)	1,248 (+2%)	2mo	$251,000	$201	56
1479 Azteca Loop	0.74mi	2/2.0 (-1)	1,252 (+2%)	3mo	$345,000	$276	55
1423 Conchas Dr	0.71mi	2/2.0 (-1)	1,150 (-6%)	1mo	$282,000	$245	50
2732 Privada Dr	0.66mi	3/2.0	1,392 (+13%)	5mo	$280,000	$201	43
3433 Worth Cir	0.70mi	3/2.0	1,392 (+13%)	5mo	$355,000	$255	41

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $17,771
• Equity at exit: $40,753

10-year hold

• IRR: 16.1%
• Equity multiple: 2.37×
• Total profit: $104,707
• Equity at exit: $23,632

Cash invested: $76,530 (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: 550
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,450 high
• Mortgage (P&I): −$1,433
• Tax from tax record: −$254 /mo · $3,051/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $924

Break-even live

Break-even rent $2,280

Max offer price $273,321

Occupancy floor 68%

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: $68,330
• Closing costs: $8,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.36mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.53mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.59mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.62mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	0.97mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.99mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	1.02mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.06mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.12mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	1.16mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	1.28mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	1.35mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	1.37mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	1.42mi

Listing history 22 events

1. 2026-06-19
   days on market $273,321 Active 59 DOM
2. 2026-06-18
   days on market $273,321 Active 58 DOM
3. 2026-06-17
   days on market $273,321 Active 57 DOM
4. 2026-06-16
   days on market $273,321 Active 56 DOM
5. 2026-06-15
   days on market $273,321 Active 55 DOM
6. 2026-06-14
   days on market $273,321 Active 53 DOM
7. 2026-06-13
   days on market $273,321 Active 52 DOM
8. 2026-06-10
   days on market $273,321 Active 50 DOM
9. 2026-06-09
   days on market $273,321 Active 49 DOM
10. 2026-06-08
    days on market $273,321 Active 48 DOM
11. 2026-06-07
    pricedays on market $273,321 Active 47 DOM
12. 2026-06-02
    days on market $279,111 Active 42 DOM
13. 2026-06-01
    days on market $279,111 Active 41 DOM
14. 2026-05-31
    days on market $279,111 Active 40 DOM
15. 2026-05-30
    days on market $279,111 Active 39 DOM
16. 2026-05-23
    price $279,111
17. 2026-04-29
    price $293,004
18. 2026-04-21
    listed $299,003 Active
19. 2026-03-16
    soldstatus $140,000
20. 2004-05-26
    soldstatus $144,800
21. 2004-05-21
    soldstatus $144,800 3-char remark

    Show marketing remark (3 chars)

    THE

22. 2004-04-07
    listed $147,900 3-char remark

    Show marketing remark (3 chars)

    THE

ⓘ 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: $3,051 · $254/mo
• Projected year-2 tax: $3,051 · $254/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 8/10 Severe 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: $41,397
• − Mortgage interest: −$15,310
• − Property taxes: −$3,051
• − Insurance: −$1,367
• − Repairs & maintenance: −$3,312
• − Management: −$3,312
• − Depreciation: −$7,951
• Taxable income: $7,094
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $9,383/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

+88.7% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $279,111 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $293,004 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $299,003 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Sold (Public Records) $140,000 Public Records
• 2004-05-26 Sold (Public Records) $144,800 Public Records
• 2004-05-21 Sold (MLS) $144,800 Stellar MLS as Distributed by MLS Grid
• 2004-04-07 Listed $147,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $3,051 · +4.2% YoY. Source: county tax records.