2368 Branchville Ter · The Villages, FL 32162

$269,000

2 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 75 Days on market

Built 2007 3,711 sqft lot Est $309k · 13% under $195/mo HOA · 7% of rent ↓ 13% 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 +20.8/30.0
• ARV discount +13.3/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• 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

PRICE REDUCTION - SELLER SAYS "BRING OFFERS". Welcome to the charming Village of Duval, where this beautifully maintained Cabot Cove Patio Villa awaits as your perfect turnkey Florida retreat. This move-in-ready home is packed with high-end upgrades for total peace of mind, including a new roof installed in 2021, solar panels added in 2025, a 2018 gas water heater, and a 2014 electric HVAC system. Modern essentials like Quantum Fiber internet, a whole-house Nova water filtration system, and protective lightning rods are already in place, while the exterior shines with a painted concrete driveway, professional landscaping, and full gutters. Inside, the floor plan has been enhanced

Key facts

• Electric hvac system
• Gas water heater
• Solar panels

Tags

• NEW ROOF
• SOLAR PANELS
• GAS WATER HEATER
• ELECTRIC HVAC SYSTEM
• QUANTUM FIBER INTERNET
• PAINTED CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Homestead exemption present; CDD applicable; Solar energy present; Whole-house water purification
• Financial info: Other annual assessment: $300; Total annual fees: $2,340 (monthly equivalent $195)
• HOA & community: HOA required (The Villages FL) — $195 monthly; fee includes structure maintenance; Community features include clubhouse, community mailbox, dog park, golf (golf carts OK), pool, sidewalks, tennis courts

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Residential villa; One story; Faces southwest; Located in a community with clubhouse, pool, tennis courts and sidewalks; Senior community
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built on a 0.09-acre lot
• Exterior features: Rain gutters; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water filtration system; Exhaust fan; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen open to family room; Open floor plan; Thermostat; Window treatments
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $253k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 16 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 $2,887/mo this rent would consume 47% 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.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $252,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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: 1.07% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $308,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2376 Branchville Ter	0.02mi	2/2.0	1,156 (-11%)	1mo	$250,000	$216	80
2367 Camden Ter	0.09mi	3/2.0 (+1)	1,397 (+8%)	1mo	$342,000	$245	78
2677 English Ivy Cir	0.32mi	3/2.0 (+1)	1,240 (-4%)	1mo	$299,900	$242	71
2588 English Ivy Cir	0.47mi	2/2.0	1,388 (+7%)	0mo	$265,000	$191	66
2672 Sandhill Ct	0.49mi	2/2.0	1,156 (-11%)	2mo	$260,000	$225	58
1808 Hallandale Ln	0.67mi	2/2.0	1,156 (-11%)	1mo	$275,000	$238	50
1814 Hallandale Ln	0.68mi	2/2.0	1,156 (-11%)	1mo	$280,000	$242	50
2049 Duval Ct	0.72mi	3/2.0 (+1)	1,397 (+8%)	2mo	$325,000	$233	47
1858 Endsley Ct	0.74mi	2/2.0	1,156 (-11%)	1mo	$270,000	$234	47
1994 Orangeburg Ter	0.71mi	2/2.0	1,142 (-12%)	1mo	$265,000	$232	46
2752 Iris Way	0.61mi	3/2.0 (+1)	1,492 (+15%)	1mo	$460,000	$308	41
1397 Eagle Ridge Dr	0.67mi	3/2.0 (+1)	1,488 (+15%)	2mo	$500,500	$336	38

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-17,336
• Equity at exit: $40,109

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $26,722
• Equity at exit: $23,258

Cash invested: $75,320 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,887 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$194 /mo · $2,328/yr
• Insurance: −$112
• HOA: −$195
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $369

Break-even live

Break-even rent $2,420

Max offer price $269,000

Occupancy floor 82%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	20d	1	0.05mi
2368 McClellanville Ter The Villages, FL	2.0	2.0	1142	$4,800	$4.20	20d	1	0.12mi
2383 Camden Ter The Villages, FL	2.0	2.0	1182	$2,500	$2.12	20d	1	0.14mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	20d	1	0.34mi
2014 Johnson Ct The Villages, FL	2.0	2.0	1156	$2,000	$1.73	20d	1	0.66mi
1623 Abernethy Pl The Villages, FL	3.0	2.0	1565	$4,800	$3.07	20d	1	0.74mi
731 Baisley Trl The Villages, FL	2.0	2.0	1512	$4,500	$2.98	20d	1	1.05mi
2192 Quinn Ln The Villages, FL	3.0	2.0	1611	$5,600	$3.48	20d	1	1.28mi
1009 Ridgeville Rd The Villages, FL	2.0	2.0	1188	$2,475	$2.08	20d	1	1.30mi
7730 Wilds Loop Wildwood, FL	3.0	1.0–2.0	1084	$2,054	$1.89	20d	28	1.40mi
2272 Vassar Ln The Villages, FL	3.0	2.0	1416	$2,500	$1.77	20d	1	1.41mi
2290 Nackman Pl The Villages, FL	3.0	2.0	1427	$3,800	$2.66	20d	1	1.44mi
2280 Biscayne Ave The Villages, FL	3.0	2.0	1400	$4,000	$2.86	20d	1	1.45mi
2393 Highbanks Ct The Villages, FL	3.0	2.0	1522	$2,800	$1.84	20d	1	1.47mi
3068 Islawild Way The Villages, FL	3.0	2.0	1542	$2,200	$1.43	20d	1	1.48mi
798 Journey Ln The Villages, FL	3.0	2.0	1551	$2,300	$1.48	20d	1	1.49mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: watergaselectricinternetlandscaping

Listing history 13 events

1. 2026-06-08
   days on market $269,000 Active 75 DOM
2. 2026-06-07
   days on market $269,000 Active 74 DOM
3. 2026-06-02
   days on market $269,000 Active 69 DOM
4. 2026-06-01
   days on market $269,000 Active 68 DOM
5. 2026-05-31
   days on market $269,000 Active 67 DOM
6. 2026-05-30
   days on market $269,000 Active 66 DOM
7. 2026-05-09
   price $269,000
8. 2026-03-25
   listed $276,000 Active
9. 2026-03-14
   historical
10. 2026-03-08
    price $279,000
11. 2026-02-18
    price $295,000
12. 2025-11-02
    price $299,000
13. 2025-10-01
    listed $310,000 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: $2,328 · $194/mo
• Projected year-2 tax: $2,328 · $194/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: $34,639
• − Mortgage interest: −$15,068
• − Property taxes: −$2,328
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − HOA: −$2,340
• − Depreciation: −$7,825
• Taxable income: $190
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $4,378/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

-13.2% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $276,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-02 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Listed $310,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $2,328 · +3.3% YoY. Source: county tax records.