1253 Greenville Way · The Villages, FL 32162

$400,000

3 bd · 2.0 ba · 1,967 sqft · SingleFamily public records · 67 Days on market

Built 2005 5,414 sqft lot Est $474k · 16% under

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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 +21.2/30.0
• ARV discount +14.5/15.0
• DSCR +6.8/10.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This pristine 3/2 Camellia Designer is located in the Village of Liberty Park and has great curb appeal. The third bedroom does not have a closet. This home features an open split floor plan with volume ceilings; hardwood flooring in the living room anddining room, ceramic tile in the kitchen, nook, baths, laundry and walkways and carpet in the bedrooms; maple raised cabinets with crown molding; formica counters with beveled edges; pull-out shelves; recessed lighting; rocker light switches; pocket doorto guest suite; buffet with granite counter in dining room; lanai has a 2 ft stretch to rear; great landscaping gives lots of privacy; slider to master bedroom; His and Hers walk-in closets, double sinks and water closet in master bath; insulated windows; pull down stairs and raised trusses in attic for storage; architectural shingles; gutters and downspouts and much, much more. Centrally located in the Village of Liberty Park. Close to pools, restaurants, golf courses, recreation centers, shopping andentertainment.

Key facts

• Painted driveway
• Volume ceilings
• Tiled backsplash

Tags

• PAINTED DRIVEWAY
• PAINTED WALKWAY
• VOLUME CEILINGS
• CERAMIC TILE IN KITCHEN
• GRANITE COUNTERTOPS
• TILED BACKSPLASH

Property features AI

Finance

• Other: Directions: South on Buena Vista into Liberty Park gate, left on Darlington, left on Greenville Way; home is on the right.
• Financial info: CDD on property; Home is homesteaded; Lease restrictions apply
• HOA & community: Has HOA (fee optional); Deed-restricted community; Dog park; Fitness center; Golf carts permitted; Golf; Pool; Tennis courts; Senior community; Cats and dogs allowed

Exterior

• Parking: Attached 2-car garage (approx. 20x20)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Natural gas connected
• Home design: Single family residence; One story; Faces west
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on public records
• Exterior features: Outdoor lighting; Rain gutters; Irrigation system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water filtration system; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments; Skylights
• Laundry & utility: Inside laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $376k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 6 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 $4,006/mo this rent would consume 65% 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 $3k of loan paydown is wiped out by about $12k 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 67 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $254k; list at $400k implies a 57% gain — meaningful room to come down on a strong offer.

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 $376,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $474,047
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2391 ST George Ave	0.44mi	3/2.5	1,957 (-0%)	4mo	$810,000	$414	74
2416 Boiling Springs Ct	0.50mi	3/2.0	1,927 (-2%)	4mo	$719,000	$373	70
1159 Isle OF Palms Path	0.49mi	3/2.0	1,887 (-4%)	2mo	$400,000	$212	68
1040 Dentsville Ln	0.61mi	3/2.0	2,006 (+2%)	0mo	$370,000	$184	68
2449 Heath Springs Dr	0.63mi	3/2.0	1,965 (-0%)	3mo	$535,000	$272	68
973 Isle OF Palms Path	0.56mi	3/2.0	1,927 (-2%)	4mo	$402,000	$209	67
1486 Golden Ridge Dr	0.52mi	3/2.0	1,881 (-4%)	2mo	$450,000	$239	67
1656 Hollow Branch Way	0.70mi	3/2.0	1,927 (-2%)	0mo	$435,000	$226	63
1595 Golden Ridge Dr	0.71mi	3/2.0	1,920 (-2%)	2mo	$675,000	$352	61
2505 Heath Springs Dr	0.70mi	3/2.0	1,887 (-4%)	2mo	$483,000	$256	59
1676 Van Buren Way	0.74mi	3/2.0	1,840 (-6%)	5mo	$410,000	$223	50
1780 Reedy Creek Pl	0.73mi	3/2.0	1,743 (-11%)	3mo	$420,000	$241	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 · 3.92% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-24,375
• Equity at exit: $59,641

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $41,545
• Equity at exit: $34,585

Cash invested: $112,000 (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: 550
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,006 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$324 /mo · $3,883/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $577

Break-even live

Break-even rent $3,276

Max offer price $400,000

Occupancy floor 81%

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1623 Abernethy Pl The Villages, FL	3.0	2.0	1565	$4,800	$3.07	20d	1	0.55mi
1109 Alcove Loop The Villages, FL	3.0	2.0	1970	$3,000	$1.52	20d	1	0.90mi
731 Baisley Trl The Villages, FL	2.0	2.0	1512	$4,500	$2.98	20d	1	0.92mi
2111 Jem Path The Villages, FL	3.0	2.0	2000	$5,800	$2.90	20d	1	1.37mi
2192 Quinn Ln The Villages, FL	3.0	2.0	1611	$5,600	$3.48	20d	1	1.48mi
2875 Rain Lily Loop The Villages, FL	3.0	2.0	1965	$4,490	$2.28	20d	1	1.49mi

Listing history 16 events

1. 2026-06-08
   status $400,000 Pending 67 DOM
2. 2026-06-07
   days on market $400,000 Active 67 DOM
3. 2026-06-02
   days on market $400,000 Active 62 DOM
4. 2026-06-01
   days on market $400,000 Active 61 DOM
5. 2026-05-31
   days on market $400,000 Active 60 DOM
6. 2026-05-30
   days on market $400,000 Active 59 DOM
7. 2026-04-29
   price $410,000
8. 2026-04-17
   price $425,000
9. 2026-04-01
   listed $440,000 Active
10. 2016-04-20
    soldstatus $254,000
11. 2012-04-05
    soldstatus $224,889
12. 2012-03-30
    soldstatus $224,899 1030-char remark

    Show marketing remark (1030 chars)

    This pristine 3/2 Camellia Designer is located in the Village of Liberty Park and has great curb appeal. The third bedroom does not have a closet. This home features an open split floor plan with volume ceilings; hardwood flooring in the living room anddining room, ceramic tile in the kitchen, nook, baths, laundry and walkways and carpet in the bedrooms; maple raised cabinets with crown molding; formica counters with beveled edges; pull-out shelves; recessed lighting; rocker light switches; pocket doorto guest suite; buffet with granite counter in dining room; lanai has a 2 ft stretch to rear; great landscaping gives lots of privacy; slider to master bedroom; His and Hers walk-in closets, double sinks and water closet in master bath; insulated windows; pull down stairs and raised trusses in attic for storage; architectural shingles; gutters and downspouts and much, much more. Centrally located in the Village of Liberty Park. Close to pools, restaurants, golf courses, recreation centers, shopping andentertainment.

13. 2011-11-27
    listed $224,899 1030-char remark

    Show marketing remark (1030 chars)

    This pristine 3/2 Camellia Designer is located in the Village of Liberty Park and has great curb appeal. The third bedroom does not have a closet. This home features an open split floor plan with volume ceilings; hardwood flooring in the living room anddining room, ceramic tile in the kitchen, nook, baths, laundry and walkways and carpet in the bedrooms; maple raised cabinets with crown molding; formica counters with beveled edges; pull-out shelves; recessed lighting; rocker light switches; pocket doorto guest suite; buffet with granite counter in dining room; lanai has a 2 ft stretch to rear; great landscaping gives lots of privacy; slider to master bedroom; His and Hers walk-in closets, double sinks and water closet in master bath; insulated windows; pull down stairs and raised trusses in attic for storage; architectural shingles; gutters and downspouts and much, much more. Centrally located in the Village of Liberty Park. Close to pools, restaurants, golf courses, recreation centers, shopping andentertainment.

14. 2006-10-23
    soldstatus $250,000
15. 2006-10-19
    soldstatus $250,000 148-char remark

    Show marketing remark (148 chars)

    Designer home less than 1 year old, 2 bedroom 2 bath plus den. Very open living area, tiled eat-in kitchen, tile in traffic areas. Home is like new.

16. 2006-08-05
    listed $284,900 148-char remark

    Show marketing remark (148 chars)

    Designer home less than 1 year old, 2 bedroom 2 bath plus den. Very open living area, tiled eat-in kitchen, tile in traffic areas. Home is like new.

ⓘ 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: $3,883 · $324/mo
• Projected year-2 tax: $3,883 · $324/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: $48,074
• − Mortgage interest: −$22,406
• − Property taxes: −$3,883
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,846
• − Management: −$3,846
• − Depreciation: −$11,636
• Taxable income: $457
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $6,814/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

+43.9% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $410,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $425,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $440,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-20 Sold (Public Records) $254,000 Public Records
• 2012-04-05 Sold (Public Records) $224,889 Public Records
• 2012-03-30 Sold (MLS) $224,899 Stellar MLS as Distributed by MLS Grid
• 2011-11-27 Listed $224,899 Stellar MLS as Distributed by MLS Grid
• 2006-10-23 Sold (Public Records) $250,000 Public Records
• 2006-10-19 Sold (MLS) $250,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-05 Listed $284,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $3,883 · +0.9% YoY. Source: county tax records.