1109 Saldivar Rd · The Villages, FL 32159

$435,000

3 bd · 2.0 ba · 1,844 sqft · SingleFamily public records · 123 Days on market

Built 1997 7,350 sqft lot Est $426k · at est.

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +6.5/15.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NO BOND! COMPLETELY REMODELED 3/2 VERA CRUZ IN THE HIGHLY DESIRABLE VILLAGE OF SANTO DOMINGO, FEATURING A SPACIOUS TWO-CAR GARAGE PLUS A SEPARATE GOLF CART GARAGE. TOTALLY PAINTED INSIDE AND OUT - BLOCK & STUCCO HOME! NEW VINYL WOOD FLOORING runs throughout the home, complementing a bright KITCHEN WITH A GENEROUS SIZED DINETTE framed by BEAUTIFUL BAY WINDOWS. Just beyond is a formal dining room that flows into the living area, highlighted by an OVERSIZED, WELL DESIGNED FIREPLACE that creates a warm focal point. An entryway off the living room leads to the MASTER BEDROOM, offering A LARGE WALK-IN CLOSET and access to the updated en-suite bath with DUAL NEW VANITIES, NEW COUNTERTOPS, AB

Key facts

• Bright kitchen
• Completely remodeled
• 7,350 sq ft lot

Tags

• COMPLETELY REMODELED
• SPACIOUS TWO-CAR GARAGE
• SEPARATE GOLF CART GARAGE
• NEW VINYL WOOD FLOORING
• BRIGHT KITCHEN
• GENEROUS SIZED DINETTE

Property features AI

Finance

• Other: Furnished status negotiable
• HOA & community: CDD present; Senior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Underground utilities; Sprinkler meter
• Home design: Single family residence; One story; Faces west
• Construction: Block, stucco, and frame construction; Shingle roof; Slab foundation; Built on 0.17-acre lot (approx. 70 x 105)
• Exterior features: Sliding doors; Irrigation equipment; Paved road access; Street lights in community

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Living room / dining room combo; Solid surface counters; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer and dryer included; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-49 ($-588/yr) — negative.
• To cash-flow at today's rent, offer at most $426k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (19.9% below list).
• Recommended offer: $348k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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 fast (+4.0%/yr); 586 active listings in the ZIP; 13 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).
• At $3,484/mo this rent would consume 71% of the median local household income ($59k/yr) (locally 1047% 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 $3k of loan paydown is wiped out by about $13k 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

• It's been on market 123 days — a 12% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $320k; 36% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $348,385 (19.9% 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 123 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.80% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $425,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2051 Palo Alto Ave	0.38mi	3/2.0	1,908 (+4%)	0mo	$360,000	$189	76
2012 Enrique Dr	0.57mi	3/2.0	1,842 (-0%)	2mo	$550,000	$299	72
1305 LA Estrellita Way	0.58mi	3/2.0	1,817 (-2%)	0mo	$290,000	$160	70
821 San Salvador Dr	0.41mi	3/2.0	1,948 (+6%)	2mo	$580,000	$298	70
1918 Armondo Dr	0.44mi	3/2.0	1,963 (+6%)	2mo	$325,000	$166	68
2052 Palo Alto Ave	0.37mi	3/2.0	1,687 (-8%)	3mo	$500,000	$296	66
2160 Madero Dr	0.19mi	3/2.5	2,088 (+13%)	1mo	$640,000	$307	66
1307 Galindo Pl	0.72mi	3/2.0	1,872 (+2%)	2mo	$315,000	$168	62
1724 Madero Dr	0.64mi	2/2.5 (-1)	1,969 (+7%)	3mo	$485,000	$246	50
1822 Augustine Dr	0.58mi	3/2.0	2,062 (+12%)	5mo	$395,000	$192	49
1803 Palo Alto Ave	0.60mi	3/2.0	2,104 (+14%)	1mo	$486,000	$231	48
1506 Canales Ln	0.70mi	3/2.0	2,066 (+12%)	2mo	$450,000	$218	45

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-70,035
• Equity at exit: $64,860

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-50,016
• Equity at exit: $37,611

Cash invested: $121,800 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 586
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,484 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$339 /mo · $4,065/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $-49

Break-even live

Break-even rent $3,546

Max offer price $426,346

Occupancy floor 96%

Sensitivity live

Price	-10% $197	-5% $74	+0% $-49	+5% $-172	+10% $-295
Rent	-10% $-324	-5% $-187	+0% $-49	+5% $89	+10% $226
Rate	-1.0pp $170	-0.5pp $62	base $-49	+0.5pp $-162	+1.0pp $-276

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	23d	1	0.20mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	23d	1	0.23mi
2137 Gerardo Ave Lady Lake, FL	3.0	2.0	1940	$5,600	$2.89	23d	1	0.33mi
2002 Salinas Ave Lady Lake, FL	3.0	2.0	1642	$5,500	$3.35	23d	1	0.57mi
1505 Doria Ln Lady Lake, FL	3.0	2.0	2048	$3,500	$1.71	23d	1	0.69mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	23d	1	0.82mi
1522 Yucatan Way Unit 1525265P Lady Lake, FL	2.0	2.0	1732	$1,829	$1.06	23d	1	1.05mi
532 Carrera Dr Lady Lake, FL	3.0	3.0	2312	$3,500	$1.51	23d	1	1.17mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	23d	1	1.26mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	23d	1	1.29mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	23d	1	1.34mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	23d	1	1.36mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	23d	10	1.49mi

Listing history 20 events

1. 2026-06-22
   days on market $435,000 Active 123 DOM
2. 2026-06-19
   days on market $435,000 Active 121 DOM
3. 2026-06-18
   days on market $435,000 Active 120 DOM
4. 2026-06-17
   days on market $435,000 Active 119 DOM
5. 2026-06-16
   days on market $435,000 Active 118 DOM
6. 2026-06-15
   days on market $435,000 Active 117 DOM
7. 2026-06-14
   days on market $435,000 Active 115 DOM
8. 2026-06-13
   days on market $435,000 Active 114 DOM
9. 2026-06-10
   days on market $435,000 Active 112 DOM
10. 2026-06-09
    days on market $435,000 Active 111 DOM
11. 2026-06-08
    days on market $435,000 Active 110 DOM
12. 2026-06-07
    days on market $435,000 Active 109 DOM
13. 2026-06-02
    days on market $435,000 Active 104 DOM
14. 2026-06-01
    days on market $435,000 Active 103 DOM
15. 2026-05-31
    days on market $435,000 Active 102 DOM
16. 2026-05-30
    days on market $435,000 Active 101 DOM
17. 2026-04-27
    price $435,000
18. 2026-02-18
    listed $460,000 Active
19. 2006-03-23
    soldstatus $320,000
20. 1997-11-06
    soldstatus $147,714

ⓘ 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: $4,065 · $339/mo
• Projected year-2 tax: $4,065 · $339/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 ≥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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,806
• − Mortgage interest: −$24,367
• − Property taxes: −$4,065
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,344
• − Management: −$3,344
• − Depreciation: −$12,655
• Taxable loss: −$8,145
• Est. tax savings @ 24.0%: +$1,955
• After-tax cash flow: $1,367/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: Lake County · 364,602 people
• City population: 32,107
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• Metro: Orlando-Kissimmee-Sanford, 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

+194.5% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $435,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listed $460,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-23 Sold (Public Records) $320,000 Public Records
• 1997-11-06 Sold (Public Records) $147,714 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,065 · -0.3% YoY. Source: county tax records.