1137 Santa Cruz Dr · The Villages, FL 32162

$292,000

2 bd · 2.0 ba · 1,214 sqft · SingleFamily public records · 114 Days on market

Built 1999 4,042 sqft lot Est $291k · at est. $199/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 +11.1/30.0
• ARV discount +7.4/15.0
• Schools +5.2/10.0
• 1% rule +3.6/10.0
• 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 MLS

TURNKEY Courtyard Villa with BOND PAID in the Villas of San Leandro (Village of Santiago)! * * This well-kept 2-bedroom, 2-bath villa blends privacy, low-maintenance living, and a prime north-of-466 location close to Glenview Country Club, the Savannah Center, and Spanish Springs Town Square. The light, open main living area is accented by * * CROWN MOLDING * * , while the * * UPDATED KITCHEN * * features * * newer stainless steel appliances * * and * * GRANITE COUNTERTOPS * * that continue into both bathrooms for a cohesive, elevated look. The * * primary suite * * includes a * * walk-in closet * * and a private bath with granite, and the split plan gives guests comfortable separation. Big-ticket updates are already done— * * ROOF (2018) * * and * * A/C (2019) * * —so you can simply move in and enjoy. Being sold * * TURNKEY * * , this home is perfect for a seasonal retreat, full-time residence, or investment property. With the hallmark privacy of a courtyard-style home and quick access to golf, recreation, dining, and entertainment, this villa checks all the boxes for easy living in The Villages®.

Key facts

• Big ticket updates
• Private bath
• Courtyard villa

Tags

• COURTYARD VILLA
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• WALK IN CLOSET
• PRIVATE BATH
• BIG TICKET UPDATES

Property features AI

Finance

• Other: CDD present
• Financial info: Other annual assessment approximately $211; Lease restrictions apply
• HOA & community: Monthly HOA fee approximately $199; Annual HOA fees approximately $2,388; Community features include dog park and golf; Deed restrictions; Senior community

Exterior

• Parking: Attached garage (1-car)
• Security: Community mailbox
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected; Irrigation equipment
• Home design: Residential villa; One level; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as MAZATLAN model
• Exterior features: Awning(s); Exterior lighting; Rain gutters; Paved road access

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone countertops; Solid wood cabinets
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Crown molding; Living room/dining room combo; Open floorplan; Solid wood cabinets; Stone countertops; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (14.2% below list).
• Recommended offer: $251k (14.2% 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; 15 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 41% 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

• It's been on market 114 days — a 9% lower offer ($266k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,537 (14.2% 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 114 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $291,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 San Bernardo Rd	0.07mi	2/2.0	1,146 (-6%)	2mo	$270,000	$236	86
3024 Burbank Ln	0.31mi	2/2.0	1,248 (+3%)	2mo	$251,000	$201	79
1487 Azteca Loop	0.41mi	2/2.0	1,192 (-2%)	0mo	$299,900	$252	77
1480 Azteca Loop	0.43mi	2/2.0	1,185 (-2%)	1mo	$270,000	$228	75
1289 Addison Ave	0.44mi	2/2.0	1,248 (+3%)	1mo	$300,000	$240	74
1270 Weaton Ct	0.44mi	2/2.0	1,248 (+3%)	2mo	$265,000	$212	74
1423 Conchas Dr	0.47mi	2/2.0	1,150 (-5%)	1mo	$282,000	$245	68
2731 Privada Dr	0.73mi	2/2.0	1,248 (+3%)	2mo	$250,000	$200	60
3283 Candlebrook St	0.64mi	2/2.0	1,142 (-6%)	1mo	$280,000	$245	59
884 Radclife Berea Pl	0.64mi	2/2.0	1,141 (-6%)	2mo	$300,425	$263	59
3324 Ashbrook Pl	0.74mi	2/2.0	1,142 (-6%)	2mo	$360,000	$315	54
2670 Privada Dr	0.74mi	3/2.0 (+1)	1,392 (+15%)	0mo	$307,450	$221	36

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-52,459
• Equity at exit: $43,538

10-year hold

• IRR: -8.5%
• Equity multiple: 0.45×
• Total profit: $-45,290
• Equity at exit: $25,247

Cash invested: $81,760 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,505 high
• Mortgage (P&I): −$1,531
• Tax from tax record: −$246 /mo · $2,954/yr
• Insurance: −$122
• HOA: −$199
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-119

Break-even live

Break-even rent $2,656

Max offer price $271,003

Occupancy floor 100%

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: $73,000
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	20d	1	0.07mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	20d	1	0.10mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	20d	1	0.67mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	20d	1	0.72mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	20d	1	0.76mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	20d	1	0.79mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	20d	1	0.84mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	20d	1	0.97mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	20d	10	1.08mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	20d	1	1.12mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	20d	1	1.14mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	20d	1	1.16mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	20d	1	1.23mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.33mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	20d	1	1.42mi

HOA detail

• Monthly dues: $199 · $2,388/yr

Listing history 22 events

1. 2026-06-19
   days on market $292,000 Active 114 DOM
2. 2026-06-18
   days on market $292,000 Active 113 DOM
3. 2026-06-17
   days on market $292,000 Active 112 DOM
4. 2026-06-16
   days on market $292,000 Active 111 DOM
5. 2026-06-15
   days on market $292,000 Active 110 DOM
6. 2026-06-14
   days on market $292,000 Active 108 DOM
7. 2026-06-13
   days on market $292,000 Active 107 DOM
8. 2026-06-10
   days on market $292,000 Active 105 DOM
9. 2026-06-09
   days on market $292,000 Active 104 DOM
10. 2026-06-08
    days on market $292,000 Active 103 DOM
11. 2026-06-07
    days on market $292,000 Active 102 DOM
12. 2026-06-02
    days on market $292,000 Active 97 DOM
13. 2026-06-01
    days on market $292,000 Active 96 DOM
14. 2026-05-31
    days on market $292,000 Active 95 DOM
15. 2026-05-30
    days on market $292,000 Active 94 DOM
16. 2026-04-08
    price $292,000
17. 2026-02-25
    listed $300,000 Active
18. 2025-12-02
    soldstatus $285,000
19. 2025-11-25
    soldstatus $285,000 Closed 1165-char remark

    Show marketing remark (1165 chars)

    TURNKEY Courtyard Villa with BOND PAID in the Villas of San Leandro (Village of Santiago)! * * This well-kept 2-bedroom, 2-bath villa blends privacy, low-maintenance living, and a prime north-of-466 location close to Glenview Country Club, the Savannah Center, and Spanish Springs Town Square. The light, open main living area is accented by * * CROWN MOLDING * * , while the * * UPDATED KITCHEN * * features * * newer stainless steel appliances * * and * * GRANITE COUNTERTOPS * * that continue into both bathrooms for a cohesive, elevated look. The * * primary suite * * includes a * * walk-in closet * * and a private bath with granite, and the split plan gives guests comfortable separation. Big-ticket updates are already done— * * ROOF (2018) * * and * * A/C (2019) * * —so you can simply move in and enjoy. Being sold * * TURNKEY * * , this home is perfect for a seasonal retreat, full-time residence, or investment property. With the hallmark privacy of a courtyard-style home and quick access to golf, recreation, dining, and entertainment, this villa checks all the boxes for easy living in The Villages®.

20. 2025-11-10
    status Pending 1165-char remark

    Show marketing remark (1165 chars)

    TURNKEY Courtyard Villa with BOND PAID in the Villas of San Leandro (Village of Santiago)! * * This well-kept 2-bedroom, 2-bath villa blends privacy, low-maintenance living, and a prime north-of-466 location close to Glenview Country Club, the Savannah Center, and Spanish Springs Town Square. The light, open main living area is accented by * * CROWN MOLDING * * , while the * * UPDATED KITCHEN * * features * * newer stainless steel appliances * * and * * GRANITE COUNTERTOPS * * that continue into both bathrooms for a cohesive, elevated look. The * * primary suite * * includes a * * walk-in closet * * and a private bath with granite, and the split plan gives guests comfortable separation. Big-ticket updates are already done— * * ROOF (2018) * * and * * A/C (2019) * * —so you can simply move in and enjoy. Being sold * * TURNKEY * * , this home is perfect for a seasonal retreat, full-time residence, or investment property. With the hallmark privacy of a courtyard-style home and quick access to golf, recreation, dining, and entertainment, this villa checks all the boxes for easy living in The Villages®.

21. 2025-10-06
    listed $300,000 Active 1165-char remark

    Show marketing remark (1165 chars)

    TURNKEY Courtyard Villa with BOND PAID in the Villas of San Leandro (Village of Santiago)! * * This well-kept 2-bedroom, 2-bath villa blends privacy, low-maintenance living, and a prime north-of-466 location close to Glenview Country Club, the Savannah Center, and Spanish Springs Town Square. The light, open main living area is accented by * * CROWN MOLDING * * , while the * * UPDATED KITCHEN * * features * * newer stainless steel appliances * * and * * GRANITE COUNTERTOPS * * that continue into both bathrooms for a cohesive, elevated look. The * * primary suite * * includes a * * walk-in closet * * and a private bath with granite, and the split plan gives guests comfortable separation. Big-ticket updates are already done— * * ROOF (2018) * * and * * A/C (2019) * * —so you can simply move in and enjoy. Being sold * * TURNKEY * * , this home is perfect for a seasonal retreat, full-time residence, or investment property. With the hallmark privacy of a courtyard-style home and quick access to golf, recreation, dining, and entertainment, this villa checks all the boxes for easy living in The Villages®.

22. 2002-04-05
    soldstatus $130,000

ⓘ 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: $2,954 · $246/mo
• Projected year-2 tax: $2,954 · $246/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 ≥109°F today · 22 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: $30,064
• − Mortgage interest: −$16,357
• − Property taxes: −$2,954
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − HOA: −$2,388
• − Depreciation: −$8,495
• Taxable loss: −$6,399
• Est. tax savings @ 24.0%: +$1,536
• After-tax cash flow: $109/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

+124.6% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $292,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Sold (Public Records) $285,000 Public Records
• 2025-11-25 Sold (MLS) $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2002-04-05 Sold (Public Records) $130,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,954 · -1.7% YoY. Source: county tax records.