2376 Branchville Ter · The Villages, FL 32162

$250,000

2 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 50 Days on market

Built 2007 3,711 sqft lot Est $275k · 9% under $204/mo HOA · 7% of rent ↓ 3% since listing

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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 +18.8/30.0
• ARV discount +11.6/15.0
• 1% rule +6.0/10.0
• DSCR +5.9/10.0
• 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

Under contract-accepting backup offers. Enjoy the ease of Florida living in this WONDERFUL, TURNKEY + GOLF CART 2/2 Colony Patio Villa featuring a SCREENED LANAI and SIDE PATIO - IDEALLY LOCATED in the Village of Duval - between County Roads 466 and 466A and JUST MINUTES from BOTH Lake Sumter Landing and Brownwood Paddock Squares with shopping, dining, and nightly live entertainment! ROOF 2022. LOW BOND $5,297.68. This AMAZING home is MOVE-IN READY! Just bring your toothbrush! As you approach this LOVELY home, you can’t help but notice the CHARMING white picket fence and LOW-MAINTENANCE STONED landscaping beds. Step into the SCREENED LANAI and enter through the front French door into

Key facts

• Gas cooking
• Screened lanai
• Solar tube

Tags

• SCREENED LANAI
• SIDE PATIO
• WOOD CABINETRY
• GAS COOKING
• PANTRY CLOSET
• SOLAR TUBE

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: CDD present; Association fees listed (monthly and annual fees available)
• HOA & community: Senior community; Turnkey/furnished; Community amenities include pool, recreational facilities, tennis courts, pickleball courts, shuffleboard, playground, dog park, sidewalks, trails, community mailbox; Golf and golf cart friendly; Deed restrictions and special community restrictions; vehicle and fence restrictions

Exterior

• Parking: Attached 1-car garage (18 x 22) with garage door opener; Driveway; Golf cart parking; Ground-level parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Residential villa; One story; Faces southeast
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Builder model: COLONY
• Exterior features: Front porch; Screened patio; Sliding doors; Landscaped yard; Near golf course; Paved lot/driveway

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room and dining room combo; Open floorplan; Thermostat; Walk-in closets
• Laundry & utility: Washer and dryer included; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 10 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 $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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $275,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2376 Branchville Ter	0.00mi	2/2.0	1,156 (0%)	1mo	$250,000	$216	99
2369 Travis Pl	0.02mi	2/2.0	1,156 (0%)	4mo	$235,000	$203	96
1358 Hollyberry Pl	0.18mi	2/2.0	1,156 (0%)	3mo	$280,000	$242	89
2507 Everwood Ct	0.21mi	2/2.0	1,188 (+3%)	3mo	$305,000	$257	83
2543 Raintree Dr	0.29mi	2/2.0	1,100 (-5%)	1mo	$285,500	$260	77
2672 Sandhill Ct	0.48mi	2/2.0	1,156 (0%)	2mo	$260,000	$225	76
1808 Hallandale Ln	0.67mi	2/2.0	1,156 (0%)	1mo	$275,000	$238	68
1814 Hallandale Ln	0.68mi	2/2.0	1,156 (0%)	1mo	$280,000	$242	68
2677 English Ivy Cir	0.31mi	3/2.0 (+1)	1,240 (+7%)	1mo	$299,900	$242	67
1858 Endsley Ct	0.73mi	2/2.0	1,156 (0%)	1mo	$270,000	$234	65
1994 Orangeburg Ter	0.72mi	2/2.0	1,142 (-1%)	1mo	$265,000	$232	63
2023 Thurmond Ave	0.72mi	2/2.0	1,156 (0%)	4mo	$267,000	$231	63

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-21,766
• Equity at exit: $37,276

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $13,094
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,758 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$308 /mo · $3,700/yr
• Insurance: −$104
• HOA: −$204
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $251

Break-even live

Break-even rent $2,440

Max offer price $250,000

Occupancy floor 86%

Sensitivity live

Price	-10% $393	-5% $322	+0% $251	+5% $181	+10% $110
Rent	-10% $33	-5% $142	+0% $251	+5% $360	+10% $469
Rate	-1.0pp $377	-0.5pp $315	base $251	+0.5pp $186	+1.0pp $121

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2372 Travis Pl The Villages, FL	2.0	2.0	1188	$2,000	$1.68	22d	1	0.08mi
2383 Camden Ter The Villages, FL	2.0	2.0	1182	$2,500	$2.12	22d	1	0.12mi
2368 McClellanville Ter The Villages, FL	2.0	2.0	1142	$4,800	$4.20	22d	1	0.13mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	22d	1	0.38mi
2014 Johnson Ct The Villages, FL	2.0	2.0	1156	$2,000	$1.73	22d	1	0.72mi
1009 Ridgeville Rd The Villages, FL	2.0	2.0	1188	$2,475	$2.08	22d	1	1.36mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,054	$1.89	22d	28	1.38mi
2272 Vassar Ln The Villages, FL	3.0	2.0	1416	$2,500	$1.77	22d	1	1.42mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	22d	1	1.44mi
2280 Biscayne Ave The Villages, FL	3.0	2.0	1400	$4,000	$2.86	22d	1	1.46mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: landscaping

Listing history 3 events

1. 2026-05-21
   status Pending
2. 2026-05-05
   price $250,000
3. 2026-04-01
   listed $259,000 Active

ⓘ 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: $3,700 · $308/mo
• Projected year-2 tax: $3,700 · $308/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,096
• − Mortgage interest: −$14,004
• − Property taxes: −$3,700
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,648
• − Management: −$2,648
• − HOA: −$2,448
• − Depreciation: −$7,273
• Taxable loss: −$874
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $3,225/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

-3.5% since first listed

3 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $259,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $3,700 · +2.4% YoY. Source: county tax records.