2467 Ambler Cir · The Villages, FL 32162

$334,900

3 bd · 2.0 ba · 1,893 sqft · SingleFamily public records · 3 Days on market

Built 2003 6,080 sqft lot Est $445k · 25% under $204/mo HOA · 6% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• 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

Located on the western side of Bonnybrook, you'll be in one of the most convenient and prestigious neighborhoods in The Villages. Curb appeal? We've got it! Don't want that closed in feeling?This huge corner homesite affords the open views and elbow room that is so hard to find here. Don't want to do anything but move your things in? This pristine interior features all neutral colors. Nothing needs redoing. So, all your things will look just fine. Hurry! This may be just the home you've been searching for. Annual maint. is $563.62: Annual bond is $839.41: Bond payoff is $9,800.00. 3rd bedroom does not have a closet. So it is a den.

Key facts

• Oak cabinetry
• Corner homesite
• Spacious kitchen

Tags

• CAMELLIA DESIGNER HOME
• CORNER HOMESITE
• STACKED STONE LANDSCAPING
• EPOXY-PAINTED DRIVEWAY
• SPACIOUS KITCHEN
• OAK CABINETRY

Property features AI

Finance

• Other: Unfurnished; Corner lot (approx. 76 x 80, ~0.14 acre)
• Financial info: CDD present
• HOA & community: Clubhouse; Community mailbox; Deed restrictions; Dog park; Golf carts allowed; Reclaimed irrigation; Playground; Pool; Tennis courts; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage (approx. 19 x 19)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Underground utilities; Water connected
• Home design: Single family residence; One story; Faces northwest
• Construction: Vinyl siding on frame construction; Shingle roof; Slab foundation
• Exterior features: Sliding doors; Irrigation with sprinkler meter; Sprinkler recycled water

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Ceiling fans; Open floorplan; Living room/dining room combo; Eat-in kitchen; Split bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Inside laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (1.2% below list).
• Recommended offer: $331k (1.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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); 551 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $3,310/mo this rent would consume 54% 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 $10k 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.
• 3 sale attempts since 19y ago 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.
• Current owner paid $234k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $330,970 (1.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $444,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2467 Ambler Cir	0.00mi	3/2.0	1,893 (0%)	0mo	$335,000	$177	100
637 Salem Pl	0.26mi	3/2.0	1,915 (+1%)	0mo	$455,000	$238	86
2207 Callaway Dr	0.20mi	3/2.0	1,961 (+4%)	2mo	$695,000	$354	84
2120 Willow Grove Way	0.31mi	3/2.0	1,927 (+2%)	2mo	$500,000	$259	81
2119 Linley Loop	0.45mi	3/2.0	1,893 (0%)	2mo	$439,000	$232	78
2113 Linley Loop	0.46mi	3/2.0	1,967 (+4%)	1mo	$457,000	$232	71
2409 Morven Park Way	0.22mi	3/2.0	2,172 (+15%)	1mo	$479,900	$221	64
1892 Walden Way	0.73mi	3/2.0	1,918 (+1%)	1mo	$450,000	$235	63
2725 Morven Park Way	0.70mi	3/2.0	1,776 (-6%)	0mo	$380,000	$214	57
1981 Anniston Dr	0.54mi	3/2.0	1,685 (-11%)	2mo	$428,500	$254	55
1932 Alistar Ct	0.66mi	3/2.0	1,695 (-10%)	1mo	$335,000	$198	51
2000 Ardmore Way	0.64mi	3/2.0	1,695 (-10%)	2mo	$475,900	$281	51

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-31,845
• Equity at exit: $49,935

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $10,222
• Equity at exit: $28,956

Cash invested: $93,772 (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: 551
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,310 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$212 /mo · $2,545/yr
• Insurance: −$140
• HOA: −$204
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $303

Break-even live

Break-even rent $2,926

Max offer price $334,900

Occupancy floor 86%

Sensitivity live

Price	-10% $492	-5% $398	+0% $303	+5% $208	+10% $113
Rent	-10% $41	-5% $172	+0% $303	+5% $433	+10% $564
Rate	-1.0pp $471	-0.5pp $388	base $303	+0.5pp $216	+1.0pp $128

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Bowman Ter The Villages, FL	3.0	2.0	2000	$5,400	$2.70	22d	1	0.37mi
2738 Morven Park Way The Villages, FL	2.0	2.0	2175	$4,000	$1.84	22d	1	0.73mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	22d	1	0.80mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	22d	1	0.84mi
10339 Addison Shore Way Oxford, FL	3.0	2.0	1969	$2,700	$1.37	22d	1	0.90mi
5336 Edgewater Way Unit 5336 Oxford, FL	3.0	2.0	1291	$2,000	$1.55	22d	1	0.91mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	22d	10	1.11mi
3301 Archer Ave The Villages, FL	2.0	2.0	2117	$5,000	$2.36	22d	1	1.12mi
10457 Bethel PL Wildwood, FL	1.0–3.0	1.0–2.5	1293	$2,649	$2.05	22d	41	1.21mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	22d	1	1.22mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	22d	1	1.24mi
12362 NE 50th Vw Oxford, FL	4.0	4.0	1929	$2,300	$1.19	22d	1	1.26mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	22d	1	1.27mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	22d	1	1.41mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 6 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $334,900 Active
3. 2008-06-23
   soldstatus $234,000
4. 2008-06-20
   soldstatus $234,000 645-char remark

   Show marketing remark (645 chars)

   Located on the western side of Bonnybrook, you'll be in one of the most convenient and prestigious neighborhoods in The Villages. Curb appeal? We've got it! Don't want that closed in feeling?This huge corner homesite affords the open views and elbow room that is so hard to find here. Don't want to do anything but move your things in? This pristine interior features all neutral colors. Nothing needs redoing. So, all your things will look just fine. Hurry! This may be just the home you've been searching for. Annual maint. is $563.62: Annual bond is $839.41: Bond payoff is $9,800.00. 3rd bedroom does not have a closet. So it is a den.

5. 2008-02-22
   listed $259,000 645-char remark

   Show marketing remark (645 chars)

   Located on the western side of Bonnybrook, you'll be in one of the most convenient and prestigious neighborhoods in The Villages. Curb appeal? We've got it! Don't want that closed in feeling?This huge corner homesite affords the open views and elbow room that is so hard to find here. Don't want to do anything but move your things in? This pristine interior features all neutral colors. Nothing needs redoing. So, all your things will look just fine. Hurry! This may be just the home you've been searching for. Annual maint. is $563.62: Annual bond is $839.41: Bond payoff is $9,800.00. 3rd bedroom does not have a closet. So it is a den.

6. 2007-08-21
   listed $309,900

ⓘ 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: $2,545 · $212/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$234/yr (+$20/mo · 9.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 19 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: $39,716
• − Mortgage interest: −$18,760
• − Property taxes: −$2,545
• − Insurance: −$1,674
• − Repairs & maintenance: −$3,177
• − Management: −$3,177
• − HOA: −$2,448
• − Depreciation: −$9,743
• Taxable loss: −$1,808
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $4,067/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

+8.1% since first listed

6 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $334,900 Stellar MLS as Distributed by MLS Grid
• 2008-06-23 Sold (Public Records) $234,000 Public Records
• 2008-06-20 Sold (MLS) $234,000 Stellar MLS as Distributed by MLS Grid
• 2008-02-22 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2007-08-21 Listed $309,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $2,545 · +1.4% YoY. Source: county tax records.