3468 Roanoke St · The Villages, FL 32162

$234,999

2 bd · 2.0 ba · 1,182 sqft · SingleFamily public records · 154 Days on market

Built 2001 4,440 sqft lot Est $290k · 19% under $199/mo HOA · 6% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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 MLS

THIS MAGNIFICENT 2/2 PATIO VILLA HAS HAD A MAKE OVER!!!! ALL NEW. .. .GRANITE COUNTER TOP IN THE KITCHEN & CERAMIC TILE FLOOR, LAMINATE FLOORING IN THE LIVING, DINING AND HALL AREA, CERAMIC TILE IN BOTH BATHROOMS, NEW RUGS, ALL ROOMS FRESHLY PAINTED. PRIVACY IN THE BACK YARD, NICELY LANDSCAPED, GARAGE HAS PULL DOWN STAIRS.

Key facts

• Guest bath
• Large breakfast bar
• Walk-in closet

Tags

• ENCLOSED LANAI
• NATURAL GAS RANGE
• LARGE BREAKFAST BAR
• WALK-IN CLOSET
• EN-SUITE BATH
• GUEST BATH

Property features AI

Finance

• Other: CDD applicable; Unfurnished; No lease restrictions; Other annual assessment $541
• HOA & community: Monthly association fee of $199 (total annual fees $2,388); Association amenities include pool, recreational facilities, tennis courts, pickleball courts, shuffleboard, and golf; Community features include community mailbox, deed restrictions, golf, golf carts allowed, reclaimed water irrigation, and pool; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Underground utilities; Water connected; Sewer connected
• Home design: Residential villa; One story; Southwest facing
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as COLONY model
• Exterior features: Hurricane shutters; Rain gutters; Asphalt road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan; Walk-in closet(s); Skylight(s); Drapes
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 14 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 $3,426/mo this rent would consume 55% 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 $7k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $66k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.46% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.64%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $289,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3472 Roanoke St	0.01mi	2/2.0	1,182 (0%)	11mo	$275,000	$233	90
3326 Roanoke St	0.23mi	2/2.0	1,204 (+2%)	6mo	$230,000	$191	81
1812 Sanibel Ct	0.14mi	3/2.0 (+1)	1,229 (+4%)	5mo	$301,000	$245	78
1802 Dalton Dr	0.44mi	2/2.0	1,192 (+1%)	14mo	$356,000	$299	66
1893 Dalton Dr	0.50mi	2/2.0	1,278 (+8%)	2mo	$315,000	$246	62
3105 Carrollton Ct	0.52mi	2/2.0	1,278 (+8%)	7mo	$330,000	$258	57
2008 Peachtree Ave	0.74mi	2/2.0	1,158 (-2%)	8mo	$299,999	$259	56
3024 Macon Ct	0.67mi	2/2.0	1,270 (+7%)	1mo	$270,000	$213	56
1807 Dalton Dr	0.45mi	2/2.0	1,278 (+8%)	15mo	$325,000	$254	53
3017 Moultrie Way	0.68mi	2/2.0	1,278 (+8%)	3mo	$292,500	$229	52
3017 Macon Ct	0.69mi	2/2.0	1,336 (+13%)	7mo	$303,000	$227	41
1917 Peachtree Ave	0.68mi	2/2.0	1,347 (+14%)	8mo	$330,000	$245	39

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: 14.0%
• Equity multiple: 1.57×
• Total profit: $37,239
• Equity at exit: $35,039

10-year hold

• IRR: 23.5%
• Equity multiple: 3.11×
• Total profit: $138,730
• Equity at exit: $20,318

Cash invested: $65,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,426 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$98
• HOA: −$199
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,132

Break-even live

Break-even rent $1,993

Max offer price $234,999

Occupancy floor 62%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.36mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.65mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.82mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.87mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.90mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.93mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.93mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	1.10mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.22mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.31mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.37mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	1.39mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	1.43mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	1.49mi

HOA detail

• Monthly dues: $199 · $2,388/yr

Listing history 13 events

1. 2026-05-20
   status Pending
2. 2026-05-12
   price $234,999
3. 2026-04-01
   price $239,900
4. 2026-03-17
   price $249,900
5. 2026-02-26
   price $254,900
6. 2026-01-16
   price $259,900
7. 2025-12-17
   listed $265,000 Active
8. 2022-02-22
   soldstatus $269,900
9. 2013-07-23
   soldstatus $139,000
10. 2013-07-17
    soldstatus $139,000 330-char remark

    Show marketing remark (330 chars)

    THIS MAGNIFICENT 2/2 PATIO VILLA HAS HAD A MAKE OVER!!!! ALL NEW. .. .GRANITE COUNTER TOP IN THE KITCHEN & CERAMIC TILE FLOOR, LAMINATE FLOORING IN THE LIVING, DINING AND HALL AREA, CERAMIC TILE IN BOTH BATHROOMS, NEW RUGS, ALL ROOMS FRESHLY PAINTED. PRIVACY IN THE BACK YARD, NICELY LANDSCAPED, GARAGE HAS PULL DOWN STAIRS.

11. 2013-07-17
    soldstatus $139,000 330-char remark

    Show marketing remark (330 chars)

    THIS MAGNIFICENT 2/2 PATIO VILLA HAS HAD A MAKE OVER!!!! ALL NEW. .. .GRANITE COUNTER TOP IN THE KITCHEN & CERAMIC TILE FLOOR, LAMINATE FLOORING IN THE LIVING, DINING AND HALL AREA, CERAMIC TILE IN BOTH BATHROOMS, NEW RUGS, ALL ROOMS FRESHLY PAINTED. PRIVACY IN THE BACK YARD, NICELY LANDSCAPED, GARAGE HAS PULL DOWN STAIRS.

12. 2013-04-24
    listed $139,000 330-char remark

    Show marketing remark (330 chars)

    THIS MAGNIFICENT 2/2 PATIO VILLA HAS HAD A MAKE OVER!!!! ALL NEW. .. .GRANITE COUNTER TOP IN THE KITCHEN & CERAMIC TILE FLOOR, LAMINATE FLOORING IN THE LIVING, DINING AND HALL AREA, CERAMIC TILE IN BOTH BATHROOMS, NEW RUGS, ALL ROOMS FRESHLY PAINTED. PRIVACY IN THE BACK YARD, NICELY LANDSCAPED, GARAGE HAS PULL DOWN STAIRS.

13. 2013-04-23
    listed $139,000 330-char remark

    Show marketing remark (330 chars)

    THIS MAGNIFICENT 2/2 PATIO VILLA HAS HAD A MAKE OVER!!!! ALL NEW. .. .GRANITE COUNTER TOP IN THE KITCHEN & CERAMIC TILE FLOOR, LAMINATE FLOORING IN THE LIVING, DINING AND HALL AREA, CERAMIC TILE IN BOTH BATHROOMS, NEW RUGS, ALL ROOMS FRESHLY PAINTED. PRIVACY IN THE BACK YARD, NICELY LANDSCAPED, GARAGE HAS PULL DOWN STAIRS.

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$1,409/yr (+$117/mo · 260.0%)

ⓘ 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 ≥109°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,110
• − Mortgage interest: −$13,164
• − Property taxes: −$542
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,289
• − Management: −$3,289
• − HOA: −$2,388
• − Depreciation: −$6,836
• Taxable income: $10,428
• Est. tax owed @ 24.0%: −$2,503
• After-tax cash flow: $11,081/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

+69.1% since first listed

13 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $234,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-22 Sold (Public Records) $269,900 Public Records
• 2013-07-23 Sold (Public Records) $139,000 Public Records
• 2013-07-17 Sold (MLS) $139,000 Stellar MLS as Distributed by MLS Grid
• 2013-07-17 Sold (MLS) $139,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-24 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-23 Listed $139,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-9.3%/yr

Latest (2025): $542 · -79.0% YoY. Source: county tax records.