401 Bishopville Loop · The Villages, FL 32162

$375,000

3 bd · 2.0 ba · 1,861 sqft · SingleFamily public records · 20 Days on market

Built 2006 5,553 sqft lot Est $473k · 21% under $204/mo HOA · 5% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BOND PAID! Located in the highly sought-after Village of Mallory Square, just minutes from Lake Sumter Landing Market Square, this Cypress Designer model offers an outstanding combination of location, major updates, and desirable features. Pulling up, you’ll immediately notice the epoxy-painted driveway adding to the home’s curb appeal. Inside, the kitchen features rich cherry cabinetry, beveled-edge countertops, stainless steel appliances including a gas range, and a cozy kitchen nook perfect for casual dining or morning coffee. The spacious primary suite offers dual vanities and a seamless glass shower in the ensuite bath. A solar tube brightens the living room with natural li

Key facts

• Gas range
• Cozy kitchen nook
• 5,553 sq ft lot

Tags

• EPOXY-PAINTED DRIVEWAY
• RICH CHERRY CABINETRY
• BEVELED-EDGE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• COZY KITCHEN NOOK

Property features AI

Finance

• Other: Association fees noted (monthly and annual totals available); Unfurnished
• Financial info: CDD present
• HOA & community: Community amenities include pool, fitness center, tennis courts, playground, park, dog park, community mailbox, golf carts allowed; Deed restrictions; Irrigation with reclaimed water; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 23) with garage door opener; Driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Water connected; Sewer connected; Underground utilities; Sprinkler meter; Sprinkler recycled
• Home design: Single family residence; Residential property; One-story layout; Southwest facing
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built on 0.13-acre lot (approx. 0 to less than 1/4 acre)
• Exterior features: Rain gutters; Sliding doors; Sprinkler system (metered)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Cathedral and vaulted ceilings; Ceiling fans; High ceilings; Living room/dining room combo; Eat-in kitchen; Thermostat; Walk-in closets
• Laundry & utility: Inside laundry 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 $375k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $369k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $3,806/mo this rent would consume 62% 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 $11k 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 20 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $195k; list at $375k implies a 92% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $369,375 (1.5% 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: 1.01% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $472,694
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1615 Snelling Ave	0.40mi	3/2.0	1,887 (+1%)	0mo	$630,000	$334	78
471 Gaskin Ln	0.24mi	3/2.0	1,732 (-7%)	4mo	$398,000	$230	74
329 Bishopville Loop	0.09mi	3/2.5	2,075 (+12%)	1mo	$475,000	$229	74
1637 Mount Croghan Trl	0.50mi	3/2.0	1,887 (+1%)	1mo	$457,500	$242	73
1466 Perry Ln	0.44mi	3/2.0	1,927 (+4%)	2mo	$425,000	$221	72
550 Little River Path	0.28mi	3/2.0	2,012 (+8%)	3mo	$720,000	$358	71
565 Society Hill Cir	0.59mi	3/2.0	1,899 (+2%)	2mo	$600,000	$316	67
1485 Dalzell Ct	0.37mi	3/2.0	2,025 (+9%)	3mo	$665,000	$328	66
566 Allenwood Loop	0.61mi	3/2.0	1,927 (+4%)	4mo	$489,000	$254	62
607 Reevesville Ln	0.59mi	3/2.0	1,685 (-10%)	2mo	$400,000	$237	55
1644 Duffy Loop	0.68mi	3/2.0	1,978 (+6%)	4mo	$610,000	$308	54
1607 Mount Croghan Trl	0.52mi	3/2.5	2,075 (+12%)	1mo	$525,000	$253	54

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-27,418
• Equity at exit: $55,914

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $29,424
• Equity at exit: $32,423

Cash invested: $105,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,806 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$213 /mo · $2,552/yr
• Insurance: −$156
• HOA: −$204
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $467

Break-even live

Break-even rent $3,214

Max offer price $375,000

Occupancy floor 83%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Oboe Way The Villages, FL	2.0	2.0	1240	$2,200	$1.77	21d	1	0.55mi
2111 Jem Path The Villages, FL	3.0	2.0	2000	$5,800	$2.90	21d	1	0.68mi
1315 Fort Lawn Loop The Villages, FL	2.0	2.0	1392	$4,500	$3.23	21d	1	0.69mi
731 Baisley Trl The Villages, FL	2.0	2.0	1512	$4,500	$2.98	21d	1	1.15mi
898 Moses Loop The Villages, FL	3.0	2.0	1911	$2,600	$1.36	21d	1	1.20mi
1220 Turtle Island Rd Lady Lake, FL	3.0	2.0	1504	$2,000	$1.33	23d	1	1.27mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: gas

Listing history 2 events

1. 2026-05-09
   listed $375,000 Active
2. 2009-07-24
   soldstatus $195,000

ⓘ 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: $2,552 · $213/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$561/yr (+$47/mo · 22.0%)

ⓘ 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 5/10 Major
• 🌡 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: $45,673
• − Mortgage interest: −$21,006
• − Property taxes: −$2,552
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,654
• − Management: −$3,654
• − HOA: −$2,448
• − Depreciation: −$10,909
• Taxable loss: −$424
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $5,710/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

+92.3% since first listed

2 events — show timeline

• 2026-05-09 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2009-07-24 Sold (Public Records) $195,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $2,552 · +1.3% YoY. Source: county tax records.