1018 Ridgeville Rd · The Villages, FL 32162

$285,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 3 Days on market

Built 2007 3,564 sqft lot Est $292k · at est. $204/mo HOA · 8% of rent

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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 +10.9/30.0
• ARV discount +8.6/15.0
• Schools +5.2/10.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to this cozy Cabot Cove villa in the perfectly located village of Sabal Chase! Just a short golf cart ride to Sumter Landing Square and perfectly situated between multiple shopping locations and recreation centers, this home is waiting for you! It is being offered fully furnished, freshly painted and cleaned, and has mature landscaping with shade and color. Upgrades include a newer ROOF (2020), HVAC (2018), Dishwasher (2021), WASHER AND DRYER (2021), upgraded wood look tile flooring, and PLANTATION SHUTTERS. This home would be a wonderful full-time, part-time home, or investment property! Please call for your private showing today!

Key facts

• Hvac
• Newer roof
• Washer and dryer

Tags

• NEWER ROOF
• HVAC
• DISHWASHER
• WASHER AND DRYER
• PLANTATION SHUTTERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (12.4% below list).
• Recommended offer: $250k (12.4% 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; 10 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).
• This rent runs 40% 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $249,798 (12.4% 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: 0.88% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $292,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Ridgeville Rd	0.00mi	2/2.0	1,188 (0%)	2mo	$280,000	$236	99
1017 Ridgeville Rd	0.03mi	2/2.0	1,156 (-3%)	3mo	$290,000	$251	92
1736 Watts Mill Way	0.08mi	2/2.0	1,156 (-3%)	7mo	$270,000	$234	86
1083 Jackson St	0.33mi	2/2.0	1,187 (-0%)	4mo	$264,000	$222	81
1007 Rockville Pl	0.11mi	2/2.0	1,278 (+8%)	2mo	$315,000	$246	81
1798 Longwood Ct	0.17mi	2/2.0	1,138 (-4%)	6mo	$315,000	$277	80
1953 Greeleyville Ter	0.38mi	2/2.0	1,196 (+1%)	4mo	$319,900	$267	78
1524 Conway Ct	0.37mi	2/2.0	1,196 (+1%)	5mo	$312,000	$261	78
1935 Mcconnells Ave	0.37mi	2/2.0	1,123 (-6%)	0mo	$315,000	$280	73
1991 Johnson Ct	0.57mi	2/2.0	1,156 (-3%)	5mo	$205,000	$177	64
1994 Orangeburg Ter	0.61mi	2/2.0	1,142 (-4%)	1mo	$265,000	$232	64
2023 Thurmond Ave	0.59mi	2/2.0	1,156 (-3%)	4mo	$267,000	$231	64

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-51,735
• Equity at exit: $42,494

10-year hold

• IRR: -8.7%
• Equity multiple: 0.43×
• Total profit: $-45,123
• Equity at exit: $24,642

Cash invested: $79,800 (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 32162

• Home prices YoY: -6.9%
• Rents YoY: 3.9%
• Active inventory: 550
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$282 /mo · $3,381/yr
• Insurance: −$119
• HOA: −$204
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-126

Break-even live

Break-even rent $2,657

Max offer price $262,802

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Ridgeville Rd The Villages, FL	2.0	2.0	1188	$2,475	$2.08	21d	1	0.04mi
2014 Johnson Ct The Villages, FL	2.0	2.0	1156	$2,000	$1.73	21d	1	0.63mi
470 Oboe Way The Villages, FL	2.0	2.0	1240	$2,200	$1.77	21d	1	1.11mi
445 Corbett Dr The Villages, FL	2.0	2.0	1100	$2,700	$2.45	21d	1	1.20mi
2368 McClellanville Ter The Villages, FL	2.0	2.0	1142	$4,800	$4.20	21d	1	1.24mi
2372 Travis Pl The Villages, FL	2.0	2.0	1188	$2,000	$1.68	21d	1	1.32mi
1607 Allendale Pl The Villages, FL	2.0	2.0	1156	$2,800	$2.42	21d	1	1.35mi
1240 Pageland Way The Villages, FL	2.0	2.0	1100	$2,400	$2.18	21d	1	1.40mi
2383 Camden Ter The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	1.41mi
1315 Fort Lawn Loop The Villages, FL	2.0	2.0	1392	$4,500	$3.23	21d	1	1.47mi

HOA detail

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

Listing history 2 events

1. 2026-03-28
   status Pending
2. 2026-03-25
   listed $285,000 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: $3,381 · $282/mo
• Projected year-2 tax: $3,381 · $282/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 · 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: $29,976
• − Mortgage interest: −$15,964
• − Property taxes: −$3,381
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − HOA: −$2,448
• − Depreciation: −$8,291
• Taxable loss: −$6,330
• Est. tax savings @ 24.0%: +$1,519
• After-tax cash flow: $11/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

2 events — show timeline

• 2026-03-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $285,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $3,381 · +1.4% YoY. Source: county tax records.