2604 Alcade Pl · The Villages, FL 32163

$389,990

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 74 Days on market

Built 2014 5,257 sqft lot Est $488k · 20% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.1/10.0

Listing remarks

At 2604 Alcade Place, life begins to feel different the moment you arrive. Tucked inside the highly sought-after Village of Collier, within the world-renowned community of The Villages, Florida, this is where lifestyle isn’t just promised, it’s experienced every single day. Here, mornings unfold with a sense of possibility, whether it’s a peaceful coffee on the lanai or an early round of golf. Afternoons naturally turn into connection, with neighbors who become friends and a calendar that fills itself with things you actually look forward to. And as the day winds down, evenings lead you to unforgettable sunsets and the kind of energy that makes every night feel like a cele

Key facts

• Resort style pools
• Private backyard
• Screened lanai

Tags

• SCREENED LANAI
• ENCLOSED PATIO
• PRIVATE BACKYARD
• GOLF COMMUNITY
• RESORT STYLE POOLS
• RECREATION CENTERS

Property features AI

Finance

• Other: Lot approximately 0.12 acres (about 0 to less than 1/4 acre); Asphalt road access
• HOA & community: CDD (community development district) present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Broadband/High-speed internet available; Water connected; Sewer connected
• Home design: Single-family residence; One story; Faces north
• Construction: Vinyl siding; Wood frame construction; Shingle roof; Slab foundation; Built with a total building area of 2,334 square feet
• Exterior features: Outdoor lighting; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Solid surface counters; Thermostat
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-586 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (33.7% below list).
• Recommended offer: $258k (33.7% 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: 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: 269 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• This rent runs 32% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k appreciation (10.0% local appreciation)).
• Sumter County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $330k; 18% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,405 (33.7% 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 74 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $487,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3563 Marianna Pl	0.42mi	3/2.0	1,608 (-3%)	2mo	$465,000	$289	74
3497 Oldham Ln	0.51mi	3/2.0	1,695 (+2%)	6mo	$479,900	$283	67
3412 Neaptide Path	0.13mi	3/2.0	1,890 (+14%)	8mo	$520,000	$275	64
3481 Oldham Ln	0.51mi	3/2.0	1,504 (-9%)	2mo	$385,000	$256	60
3776 E Torch Lake Dr	0.53mi	3/2.0	1,851 (+12%)	0mo	$750,000	$405	55
3493 Habersham Ct	0.46mi	3/2.0	1,446 (-13%)	6mo	$438,000	$303	53
2932 Beadle Pl	0.56mi	3/2.0	1,473 (-11%)	4mo	$440,000	$299	52
3562 Farrell Ave	0.60mi	3/2.0	1,473 (-11%)	4mo	$435,000	$295	50
3023 Charlevoix St	0.59mi	3/2.0	1,794 (+8%)	12mo	$530,000	$295	48
3709 Robertson Way	0.46mi	3/2.0	1,851 (+12%)	19mo	$640,000	$346	43
3459 Oldham Ln	0.51mi	3/2.0	1,446 (-13%)	15mo	$420,000	$290	42
3554 Marianna Pl	0.43mi	3/2.0	1,416 (-14%)	17mo	$410,000	$290	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $175,062
• Equity at exit: $351,334

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $544,882
• Equity at exit: $757,665

Cash invested: $109,197 (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 32163

• Home prices YoY: 9.8%
• Active inventory: 269
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,584 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$420 /mo · $5,039/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-586

Break-even live

Break-even rent $3,326

Max offer price $286,437

Occupancy floor —

Sensitivity live

Price	-10% $-365	-5% $-476	+0% $-586	+5% $-697	+10% $-807
Rent	-10% $-790	-5% $-688	+0% $-586	+5% $-484	+10% $-382
Rate	-1.0pp $-390	-0.5pp $-487	base $-586	+0.5pp $-687	+1.0pp $-790

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: $97,498
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2577 Lindewood St The Villages, FL	2.0	2.0	1206	$2,495	$2.07	23d	1	0.09mi
6629 Dan DiCiolla Dr Wildwood, FL	1.0–3.0	1.0–2.5	1075	$2,399	$2.23	23d	44	0.54mi
3480 Kewadin Ave The Villages, FL	2.0	2.0	1758	$2,500	$1.42	23d	1	0.58mi
7011 Homestead Lp Wildwood, FL	1.0–3.0	1.0–2.0	998	$1,759	$1.76	23d	22	0.69mi
3064 Gulfport Ct The Villages, FL	2.0	2.0	1602	$2,800	$1.75	23d	1	0.76mi
3025 Bartow Ln The Villages, FL	3.0	2.0	1415	$3,500	$2.47	23d	1	0.83mi
2910 Monument Way The Villages, FL	2.0	2.0	1494	$2,600	$1.74	23d	1	1.13mi
5267 Dragonfly Dr Wildwood, FL	3.0	2.5	1688	$1,945	$1.15	23d	1	1.23mi
5115 Spanish Harbor Dr Wildwood, FL	1.0–3.0	1.0–2.0	990	$1,680	$1.70	23d	29	1.29mi
5339 Loblolly Ln Wildwood, FL	3.0	2.5	1688	$2,000	$1.18	23d	1	1.34mi
208 Mason St Wildwood, FL	2.0–3.0	1.0–2.0	2250	$1,975	$0.88	23d	2	1.48mi

Listing history 18 events

1. 2026-06-22
   days on market $389,990 Active 74 DOM
2. 2026-06-19
   days on market $389,990 Active 72 DOM
3. 2026-06-18
   days on market $389,990 Active 71 DOM
4. 2026-06-17
   days on market $389,990 Active 70 DOM
5. 2026-06-16
   days on market $389,990 Active 69 DOM
6. 2026-06-15
   days on market $389,990 Active 68 DOM
7. 2026-06-14
   days on market $389,990 Active 66 DOM
8. 2026-06-13
   days on market $389,990 Active 65 DOM
9. 2026-06-10
   days on market $389,990 Active 63 DOM
10. 2026-06-09
    days on market $389,990 Active 62 DOM
11. 2026-06-08
    days on market $389,990 Active 61 DOM
12. 2026-06-07
    days on market $389,990 Active 60 DOM
13. 2026-06-02
    days on market $389,990 Active 55 DOM
14. 2026-06-01
    days on market $389,990 Active 54 DOM
15. 2026-05-31
    days on market $389,990 Active 53 DOM
16. 2026-05-30
    days on market $389,990 Active 52 DOM
17. 2026-04-08
    listed $399,990 Active
18. 2021-09-09
    soldstatus $330,000

ⓘ 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: $5,039 · $420/mo
• Projected year-2 tax: $5,039 · $420/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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,009
• − Mortgage interest: −$21,846
• − Property taxes: −$5,039
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$11,345
• Taxable loss: −$14,133
• Est. tax savings @ 24.0%: +$3,392
• After-tax cash flow: $-3,642/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): 28,549
• Household income: $96,775
• Rent vs Own: 5.7% rent · 94.3% own
• Severe rent burden: 307.0

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%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1% Other Indo-European 0%

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: ▲ 20.47%
• Current HPI: 229.0075
• Rent YoY: —
• 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

+21.2% since first listed

2 events — show timeline

• 2026-04-08 Listed $399,990 Stellar MLS as Distributed by MLS Grid
• 2021-09-09 Sold (Public Records) $330,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $5,039 · -2.1% YoY. Source: county tax records.