2633 English Ivy Cir · The Villages, FL 32162

$299,900

2 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 13 Days on market

Built 2006 6,851 sqft lot Est $265k · 13% over $204/mo HOA · 8% 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 +10.1/30.0
• Schools +5.2/10.0
• 1% rule +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. TURNKEY WITH GOLF CART! This beautifully maintained home is truly move-in ready and even includes a low mileage 2015 golf cart, making it easy to start enjoying The Villages lifestyle from day one. Inside, you’ll love the inviting OPEN and SPLIT FLOOR PLAN accented by engineered hardwood flooring throughout the home. The spacious kitchen offers abundant cabinet storage with convenient pull-out shelving, a breakfast bar for casual dining, a window for natural light, and a NEW RANGE installed in 2024. The generous primary suite comfortably accommodates a king-sized bed and features a private EN-SUITE BATH with an UPDATED WALK-IN SHOWER and linen c

Key facts

• New range
• Breakfast bar
• Pull-out shelving

Tags

• OPEN AND SPLIT FLOOR PLAN
• ENGINEERED HARDWOOD FLOORING
• ABUNDANT CABINET STORAGE
• PULL-OUT SHELVING
• BREAKFAST BAR
• NEW RANGE

Property features AI

Finance

• Other: Turnkey furnished option available; No lease restrictions indicated
• Financial info: CDD present
• HOA & community: Community mailbox; Deed restrictions; Golf and golf cart friendly; Irrigation with reclaimed water; Community pool; Tennis courts; Street lights; Senior community; Pets allowed; Association fees (monthly and annual information available)

Exterior

• Parking: Attached garage with garage door opener; Golf cart parking; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; BB/High-speed internet available; Phone available; Underground utilities
• Home design: Single family residence; One story; Faces west; Located in a planned unit development
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as Loredo model
• Exterior features: Covered, enclosed rear porch; Porch; Exterior lighting; Rain gutters; Sliding doors; Irrigation system; Landscaped with trees; Paved, publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Split bedroom layout; Vaulted ceilings; Walk-in closets; Blinds
• Laundry & utility: Washer and dryer (in garage)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (10.8% below list).
• Recommended offer: $267k (10.8% 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 (+3.9%/yr); 550 active listings in the ZIP; 7 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).
• This rent runs 43% 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 $9k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $213k; 41% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,453 (10.8% 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: 0.89% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $265,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2543 Raintree Dr	0.21mi	2/2.0	1,100 (0%)	1mo	$285,500	$260	89
2672 Sandhill Ct	0.09mi	2/2.0	1,156 (+5%)	2mo	$260,000	$225	86
1358 Hollyberry Pl	0.28mi	2/2.0	1,156 (+5%)	3mo	$280,000	$242	76
2507 Everwood Ct	0.26mi	2/2.0	1,188 (+8%)	3mo	$305,000	$257	72
2376 Branchville Ter	0.44mi	2/2.0	1,156 (+5%)	1mo	$250,000	$216	70
2677 English Ivy Cir	0.13mi	3/2.0 (+1)	1,240 (+13%)	1mo	$299,900	$242	67
2369 Travis Pl	0.46mi	2/2.0	1,156 (+5%)	4mo	$235,000	$203	66
1380 Tallowtree Dr	0.10mi	3/2.0 (+1)	1,240 (+13%)	6mo	$245,000	$198	64
2371 Camden Ter	0.45mi	2/2.0	1,182 (+8%)	5mo	$285,000	$241	63
2388 Branchville Ter	0.42mi	2/2.0	1,188 (+8%)	7mo	$225,000	$189	61
2552 Mariel Way	0.73mi	2/2.0	1,156 (+5%)	2mo	$262,000	$227	56
1733 Waterbury Pl	0.74mi	2/2.0	1,161 (+6%)	3mo	$328,000	$283	54

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: -19.3%
• Equity multiple: 0.32×
• Total profit: $-57,196
• Equity at exit: $44,716

10-year hold

• IRR: -9.9%
• Equity multiple: 0.37×
• Total profit: $-53,167
• Equity at exit: $25,930

Cash invested: $83,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,675 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$388 /mo · $4,658/yr
• Insurance: −$125
• HOA: −$204
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-177

Break-even live

Break-even rent $2,899

Max offer price $268,637

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2383 Camden Ter The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.44mi
2372 Travis Pl The Villages, FL	2.0	2.0	1188	$2,000	$1.68	21d	1	0.48mi
2368 McClellanville Ter The Villages, FL	2.0	2.0	1142	$4,800	$4.20	21d	1	0.49mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	21d	1	0.71mi
2014 Johnson Ct The Villages, FL	2.0	2.0	1156	$2,000	$1.73	21d	1	1.11mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,054	$1.89	21d	28	1.36mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	21d	1	1.47mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 5 events

1. 2026-05-13
   listed $299,900 Active
2. 2019-11-21
   soldstatus $213,000
3. 2014-03-12
   soldstatus $174,000
4. 2012-07-10
   soldstatus $147,000
5. 2008-02-11
   soldstatus $164,900

ⓘ 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: $4,658 · $388/mo
• Projected year-2 tax: $4,658 · $388/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $32,094
• − Mortgage interest: −$16,799
• − Property taxes: −$4,658
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − HOA: −$2,448
• − Depreciation: −$8,724
• Taxable loss: −$7,170
• Est. tax savings @ 24.0%: +$1,721
• After-tax cash flow: $-403/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

+81.9% since first listed

5 events — show timeline

• 2026-05-13 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2019-11-21 Sold (Public Records) $213,000 Public Records
• 2014-03-12 Sold (Public Records) $174,000 Public Records
• 2012-07-10 Sold (Public Records) $147,000 Public Records
• 2008-02-11 Sold (Public Records) $164,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,658 · +3.9% YoY. Source: county tax records.