3406 Jacona Pl · The Villages, FL 32162

$284,000

3 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 50 Days on market

Built 2003 5,400 sqft lot Est $304k · 7% under $206/mo HOA · 7% of rent

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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 +10.4/15.0
• 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

Welcome to 3406 Jacona Place in the sought-after Village of Summerhill! This beautifully upgraded Corpus Christi model offers an exceptional combination of location, condition, and value—and with the BOND PAID AT CLOSING, it becomes an even more compelling opportunity. Major systems have already been addressed for peace of mind: - Roof replaced at the end of 2021 - HVAC system (2017) - Water heater (2019). Luxury vinyl flooring in all bedrooms, Granite countertop in the kitchen and newer stainless steel appliances. Featuring 3 bedrooms and 2 bathrooms, this home provides flexible living space (note: the 3rd bedroom currently has no closet), along with a 1½-car garage that comf

Key facts

• Water heater
• Updated kitchen
• Granite countertops

Tags

• ROOF REPLACED
• HVAC SYSTEM
• WATER HEATER
• FULLY GLASS-ENCLOSED LANAI
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Direction to property available
• Financial info: Association fees: $206/month (approximately $2,472/year); Other annual assessment: $354; No lease restrictions indicated
• HOA & community: Deed-restricted community with community pool, fitness center, tennis courts, dog park and street lights; Golf carts allowed; Irrigation with reclaimed water; Pets allowed (dogs OK); Senior community

Exterior

• Parking: Attached garage (1-car)
• Utilities: Private water source; Public sewer; Electricity connected; Natural gas connected; Irrigation equipment
• Home design: Single family residence; One story; North-facing
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as builder model 'CORPUS CHRIS'
• Exterior features: Covered, enclosed, screened and other porch/patio areas; Sliding doors; Rain gutters; Sprinkler (metered); Mature landscaping; Paved lot / paved road access; Public maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Natural Gas); Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout; Stone countertops; Window treatments (blinds)
• Laundry & utility: Laundry area in garage; Inside utility room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $284k).
• Recommended offer: $275k (3.0% 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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $3,051/mo this rent would consume 49% 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 $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 50 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $162k; list at $284k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $275,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.07% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $303,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 Blythe Way	0.08mi	2/2.0 (-1)	1,142 (-8%)	0mo	$275,000	$241	78
969 Candler Pl	0.16mi	2/2.0 (-1)	1,142 (-8%)	1mo	$281,500	$246	74
3324 Ashbrook Pl	0.15mi	2/2.0 (-1)	1,142 (-8%)	2mo	$360,000	$315	73
3283 Candlebrook St	0.24mi	2/2.0 (-1)	1,142 (-8%)	2mo	$280,000	$245	69
3562 Auburndale Ave	0.20mi	3/2.0	1,392 (+12%)	2mo	$300,000	$216	69
1270 Weaton Ct	0.51mi	2/2.0 (-1)	1,248 (+1%)	2mo	$265,000	$212	68
1289 Addison Ave	0.54mi	2/2.0 (-1)	1,248 (+1%)	1mo	$300,000	$240	68
884 Radclife Berea Pl	0.44mi	2/2.0 (-1)	1,141 (-8%)	2mo	$300,425	$263	60
3622 Cambria Cir	0.49mi	2/2.0 (-1)	1,156 (-7%)	2mo	$254,900	$221	59
3248 Williams Rd	0.52mi	3/2.0	1,392 (+12%)	0mo	$375,000	$269	55
3273 Riverton Rd	0.67mi	2/2.0 (-1)	1,143 (-8%)	1mo	$225,000	$197	50
3025 ST Thomas Ln	0.73mi	3/2.0	1,404 (+13%)	1mo	$397,000	$283	43

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-18,407
• Equity at exit: $42,345

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $28,004
• Equity at exit: $24,555

Cash invested: $79,520 (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: $3,051 high
• Mortgage (P&I): −$1,489
• Tax from tax record: −$209 /mo · $2,509/yr
• Insurance: −$118
• HOA: −$206
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $388

Break-even live

Break-even rent $2,560

Max offer price $284,000

Occupancy floor 82%

Sensitivity live

Price	-10% $548	-5% $468	+0% $388	+5% $307	+10% $227
Rent	-10% $146	-5% $267	+0% $388	+5% $508	+10% $629
Rate	-1.0pp $531	-0.5pp $460	base $388	+0.5pp $314	+1.0pp $239

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	0.25mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	0.27mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	21d	1	0.45mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	0.45mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	0.55mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	21d	1	0.57mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	21d	1	0.68mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	21d	1	0.68mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	21d	15	0.73mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	0.87mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	0.95mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	1.25mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	1.34mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	1.41mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	21d	1	1.42mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	1.42mi

HOA detail

• Monthly dues: $206 · $2,472/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-13
   status $284,000 Pending 50 DOM
2. 2026-06-10
   days on market $284,000 Active 50 DOM
3. 2026-06-09
   days on market $284,000 Active 49 DOM
4. 2026-06-08
   days on market $284,000 Active 48 DOM
5. 2026-06-07
   days on market $284,000 Active 47 DOM
6. 2026-06-02
   days on market $284,000 Active 42 DOM
7. 2026-06-01
   days on market $284,000 Active 41 DOM
8. 2026-05-31
   days on market $284,000 Active 40 DOM
9. 2026-05-30
   days on market $284,000 Active 39 DOM
10. 2026-05-20
    price $284,000
11. 2026-05-04
    price $289,000
12. 2026-04-21
    listed $299,000 Active
13. 2010-06-04
    soldstatus $162,000
14. 2007-06-27
    soldstatus $186,000

ⓘ 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: $2,509 · $209/mo
• Projected year-2 tax: $2,509 · $209/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 6/10 Major FEMA zone X (unshaded) · 72% 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: $36,611
• − Mortgage interest: −$15,908
• − Property taxes: −$2,509
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,929
• − Management: −$2,929
• − HOA: −$2,472
• − Depreciation: −$8,262
• Taxable income: $182
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $4,606/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

+52.7% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $284,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-04 Sold (Public Records) $162,000 Public Records
• 2007-06-27 Sold (Public Records) $186,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $2,509 · +1.0% YoY. Source: county tax records.