498 Weston Manor Dr · The Villages, FL 32162

$425,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 25 Days on market

Built 2003 6,000 sqft lot Est $314k · 35% over $207/mo HOA · 6% of rent

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Why this score? — see what drove the F 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 +11.1/30.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

THE VILLAGES, FL - FANTASTIC LOCATION - TURN-KEY/FURNISHED - POOL HOME - BOND PAID - DESIGNER BLOCK/STUCCO. Open concept floor plan features 3 bedrooms, 2 bath, 2 car garage with Florida Room (an additional 135 sq ft with vented heat/air). SALT WATER POOL completed by T & D Pools NOV 2017. Other upgrades and features: Gas stove and microwave (2025) - Aluminum Garage Screen (2025) - ROOF (MAY 2022). * * VAULTED CEILINGS * * Tile flooring throughout except for bedrooms and Florida room. Creamy white raised panel wood cabinets in kitchen and bathrooms. All bedrooms have closets. Florida room with GLASS WINDOWS and SOLAR SCREENS (heat blocking and helps with privacy). FANTASTIC POOL AR

Key facts

• Roof
• Florida room
• Pool home

Tags

• POOL HOME
• GAS STOVE AND MICROWAVE
• ALUMINUM GARAGE SCREEN
• ROOF
• FLORIDA ROOM
• GLASS WINDOWS

Property features AI

Finance

• Other: Turnkey (furnished); Home warranty included; Lease restrictions apply; Total living area (public records): 1,404; Building area total: 2,069
• Financial info: CDD present
• HOA & community: Has HOA; Association amenities include pool, recreational facilities, tennis and pickleball courts, shuffleboard, golf; Community features: association-owned recreation, community mailbox, deed restrictions, golf carts allowed, street lights, special community restrictions; Senior community; Pets allowed (cats and dogs, with number limit); Association fee includes pool and recreational facilities; No association fee requirement (per listing)

Exterior

• Parking: Attached 2-car garage (19x22) with garage door opener; Driveway
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity connected and available; Natural gas connected and available; Cable available; Phone available; Broadband/high-speed internet available; Sewer and water connected/available
• Home design: Single family residence; One level; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as AZALEA model; Completed condition
• Exterior features: Covered patio/deck; Deck; Enclosed porch; Front porch; Screened areas; Rain gutters; Sliding doors; Irrigation system; Mature landscaping; Concrete road access (public maintained)

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator; Freezer; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Fireplace (electric, free-standing)
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floor plan; Solid surface counters; Vaulted ceilings; Walk-in closets; Window treatments; Blinds; Solar screens
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $395k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (21.5% below list).
• Recommended offer: $334k (21.5% below list) — sets the bar for 1% rule.

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; 17 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 $3,336/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 $3k of loan paydown is wiped out by about $13k 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 25 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $40k (9%) 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,595 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $314,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2104 Callaway Dr	0.20mi	3/2.0	1,392 (-1%)	2mo	$310,000	$223	88
519 Weston Manor Dr	0.07mi	3/2.0	1,505 (+7%)	1mo	$374,900	$249	84
2297 Welcome Way	0.38mi	3/2.0	1,392 (-1%)	0mo	$330,000	$237	80
610 Danbury St	0.53mi	3/2.0	1,407 (+0%)	1mo	$340,000	$242	74
2083 Jasper Way	0.54mi	3/2.0	1,397 (-0%)	2mo	$333,500	$239	72
871 Castleberry Cir	0.35mi	3/2.0	1,572 (+12%)	2mo	$390,750	$249	62
1867 Treadwell Ter	0.39mi	3/2.0	1,572 (+12%)	1mo	$325,000	$207	61
3189 Atwell Ave	0.75mi	3/2.0	1,477 (+5%)	0mo	$315,000	$213	56
2454 Morven Park Way	0.64mi	3/2.0	1,527 (+9%)	2mo	$318,500	$209	54
2169 Smoaks St	0.38mi	2/2.0 (-1)	1,196 (-15%)	3mo	$260,000	$217	50
3249 Mansfield St	0.74mi	3/2.0	1,527 (+9%)	1mo	$336,000	$220	50
915 Haretison Ave	0.67mi	2/2.0 (-1)	1,248 (-11%)	1mo	$280,000	$224	44

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-76,533
• Equity at exit: $63,369

10-year hold

• IRR: -8.8%
• Equity multiple: 0.43×
• Total profit: $-67,583
• Equity at exit: $36,746

Cash invested: $119,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $3,336 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$191 /mo · $2,296/yr
• Insurance: −$177
• HOA: −$207
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $-169

Break-even live

Break-even rent $3,550

Max offer price $395,186

Occupancy floor —

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	21d	1	0.27mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	21d	1	0.28mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	21d	1	0.65mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	0.74mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	21d	1	0.77mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	21d	1	0.83mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	0.87mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	21d	1	0.87mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	21d	1	1.00mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	1.07mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	21d	1	1.09mi
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	21d	1	1.12mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	1.15mi
5336 Edgewater Way Unit 5336 Oxford, FL	3.0	2.0	1291	$2,000	$1.55	21d	1	1.19mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	1.23mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	21d	1	1.29mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	21d	15	1.33mi

HOA detail

• Monthly dues: $207 · $2,484/yr
• Likely covers: watergaspool

Listing history 20 events

1. 2026-06-19
   days on market $425,000 Active 25 DOM
2. 2026-06-18
   days on market $425,000 Active 24 DOM
3. 2026-06-17
   days on market $425,000 Active 23 DOM
4. 2026-06-16
   days on market $425,000 Active 22 DOM
5. 2026-06-15
   days on market $425,000 Active 21 DOM
6. 2026-06-14
   pricedays on market $425,000 Active 19 DOM
7. 2026-06-13
   days on market $455,000 Active 18 DOM
8. 2026-06-10
   days on market $455,000 Active 16 DOM
9. 2026-06-09
   days on market $455,000 Active 15 DOM
10. 2026-06-08
    days on market $455,000 Active 14 DOM
11. 2026-06-07
    pricedays on market $455,000 Active 13 DOM
12. 2026-06-02
    days on market $465,000 Active 8 DOM
13. 2026-06-01
    days on market $465,000 Active 7 DOM
14. 2026-05-31
    days on market $465,000 Active 6 DOM
15. 2026-05-30
    days on market $465,000 Active 5 DOM
16. 2026-05-26
    listed $465,000 Active
17. 2015-05-17
    historical
18. 2014-12-01
    historical
19. 2014-11-20
    listed $279,900 Active
20. 2014-11-19
    listed $279,900

ⓘ 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: $2,296 · $191/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$1,231/yr (+$103/mo · 53.6%)

ⓘ 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 6 d/yr ≥109°F today · 18 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: $40,031
• − Mortgage interest: −$23,807
• − Property taxes: −$2,296
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,203
• − Management: −$3,203
• − HOA: −$2,484
• − Depreciation: −$12,364
• Taxable loss: −$9,449
• Est. tax savings @ 24.0%: +$2,268
• After-tax cash flow: $243/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

+66.1% since first listed

5 events — show timeline

• 2026-05-26 Listed $465,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-12-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-11-20 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2014-11-19 Listed $279,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $2,296 · +1.3% YoY. Source: county tax records.