3001 Sandy Ln · The Villages, FL 32162

$332,220

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 36 Days on market

Built 2000 6,438 sqft lot Est $373k · 11% under $186/mo HOA · 6% of rent ↓ 2% since listing

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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 +12.4/15.0
• DSCR +5.7/10.0
• Schools +5.2/10.0
• 1% rule +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Beautifully maintained TURNKEY home in the heart of The Villages! This 3 bedroom, 2 bathroom home with a versatile bonus room offers the perfect blend of comfort, style, and convenience—just 12 minutes to both Lake Sumter Landing and Spanish Springs, putting you close to endless dining, shopping, entertainment, and world-class golf. Step inside and you’ll immediately notice the no carpet design, featuring tile throughout the main living areas and wood flooring in 2 of the bedrooms for easy maintenance and a clean, upscale feel. The kitchen is a standout with stone countertops, ample cabinetry, and great functionality for everyday living or

Key facts

• Turnkey home
• Screened front porch
• Stone countertops

Tags

• TURNKEY HOME
• STONE COUNTERTOPS
• PLANTATION SHUTTERS
• GAS TANKLESS WATER HEATER
• IN-GROUND HOT TUB
• SCREENED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $297 ($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 $323k (2.6% below list).
• Recommended offer: $322k (3.0% below list) — sets the bar for market timing.
• 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: crime A+, housing A, employment B+; 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.
• Zoned schools: Wildwood Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 940 students, 76% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 551 active listings in the ZIP; 24 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 $3,234/mo this rent would consume 52% 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

• It's been on market 36 days — a 3% lower offer ($322k) is reasonable based on typical stale-listing flexibility.

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 $322,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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: 0.97% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $373,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3001 Sandy Ln	0.00mi	3/2.0	1,542 (0%)	0mo	$320,220	$208	100
3067 Melville Loop	0.24mi	3/2.0	1,527 (-1%)	1mo	$370,000	$242	86
935 Kenova Ave	0.54mi	3/2.0	1,572 (+2%)	1mo	$397,000	$253	71
3017 Hillside Ln	0.58mi	3/2.0	1,520 (-1%)	1mo	$334,900	$220	70
3189 Atwell Ave	0.57mi	3/2.0	1,477 (-4%)	0mo	$315,000	$213	66
3249 Mansfield St	0.70mi	3/2.0	1,527 (-1%)	1mo	$336,000	$220	65
3025 ST Thomas Ln	0.43mi	3/2.0	1,404 (-9%)	1mo	$397,000	$283	64
1253 Addison Ave	0.53mi	3/2.0	1,437 (-7%)	2mo	$348,000	$242	63
1277 Northbrook Pl	0.63mi	3/2.0	1,653 (+7%)	1mo	$308,000	$186	58
3248 Williams Rd	0.59mi	3/2.0	1,392 (-10%)	0mo	$375,000	$269	56
3089 Burbank Ln	0.67mi	3/2.0	1,653 (+7%)	2mo	$410,000	$248	55
1301 Oak Forest Dr	0.52mi	3/2.0	1,344 (-13%)	0mo	$300,000	$223	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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-31,866
• Equity at exit: $49,535

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $9,352
• Equity at exit: $28,724

Cash invested: $93,022 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,234 high
• Mortgage (P&I): −$1,742
• Tax from tax record: −$192 /mo · $2,299/yr
• Insurance: −$138
• HOA: −$186
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $297

Break-even live

Break-even rent $2,858

Max offer price $332,220

Occupancy floor 86%

Sensitivity live

Price	-10% $485	-5% $391	+0% $297	+5% $203	+10% $109
Rent	-10% $42	-5% $169	+0% $297	+5% $425	+10% $553
Rate	-1.0pp $464	-0.5pp $382	base $297	+0.5pp $211	+1.0pp $123

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: $83,055
• Closing costs: $9,967
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	22d	1	0.33mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	22d	1	0.36mi
3301 Archer Ave The Villages, FL	2.0	2.0	2117	$5,000	$2.36	22d	1	0.38mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	22d	1	0.39mi
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	22d	1	0.42mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	22d	1	0.44mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	22d	1	0.48mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	22d	10	0.71mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	22d	1	0.73mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	22d	1	0.76mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	22d	1	0.89mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	22d	1	0.91mi
424 Bowman Ter The Villages, FL	3.0	2.0	2000	$5,400	$2.70	22d	1	1.09mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	22d	1	1.13mi
12580 NE 49th Dr Oxford, FL	3.0	2.0	1940	$2,400	$1.24	22d	1	1.16mi
12362 NE 50th Vw Oxford, FL	4.0	4.0	1929	$2,300	$1.19	22d	1	1.18mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	22d	1	1.21mi
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	22d	1	1.35mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	22d	15	1.36mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	22d	1	1.36mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	22d	1	1.38mi
2137 Gerardo Ave Lady Lake, FL	3.0	2.0	1940	$5,600	$2.89	22d	1	1.41mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	22d	1	1.46mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	22d	1	1.48mi

HOA detail

• Monthly dues: $186 · $2,232/yr

Listing history 3 events

1. 2026-04-24
   status Pending
2. 2026-04-14
   price $332,220
3. 2026-03-19
   listed $339,000 Active

ⓘ 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: $2,299 · $192/mo
• Projected year-2 tax: $2,757 · $230/mo
• Expected delta: +$459/yr (+$38/mo · 20.0%)

ⓘ 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 8/10 Severe 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: $38,814
• − Mortgage interest: −$18,609
• − Property taxes: −$2,299
• − Insurance: −$1,661
• − Repairs & maintenance: −$3,105
• − Management: −$3,105
• − HOA: −$2,232
• − Depreciation: −$9,665
• Taxable loss: −$1,862
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $4,012/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

-2.0% since first listed

3 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $332,220 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $339,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $2,299 · +1.3% YoY. Source: county tax records.