829 Evelynton Loop · The Villages, FL 32162

$284,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 77 Days on market

Built 2004 6,000 sqft lot Est $334k · 15% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.1/15.0
• Cash flow +12.9/30.0
• Schools +5.2/10.0
• DSCR +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. Back on Market through no fault of Seller. Welcome to 829 Evelynton Loop. Bond PAID! NEW ROOF 2025! HVAC 2022 This Amarillo model is ideally situated just minutes from Costco and a range of shopping, fuel, and dining options along Hwy 466. The property offers convenient access to Executive Golf Courses, the Lynnhaven Neighborhood Pool, and the Churchill Downs Recreation Center, which features a family pool and numerous recreational activities. Follow the painted drive and sidewalk up to your new home to a nice outdoor sitting area. This residence presents an efficiently designed split ranch floorplan, p

Key facts

• Updated appliances
• Outdoor sitting area
• Center island

Tags

• LYNNHAVEN NEIGHBORHOOD POOL
• OUTDOOR SITTING AREA
• SPLIT RANCH FLOORPLAN
• QUALITY LAMINATE FLOORING
• CENTER ISLAND
• UPDATED APPLIANCES

Property features AI

Finance

• Other: CDD present; Homestead exempt; No association fee requirement listed
• HOA & community: HOA with pool; Community mailbox; Deed restrictions; Golf and golf-cart friendly; Irrigation with reclaimed water; Street lights; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage (20x19)
• Utilities: Public sewer; Water connected; Electricity connected; Natural gas connected; Cable available; Phone available; Underground utilities; Fire hydrant
• Home design: Single-family residence; One story; West-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Model: Amarillo; Completed condition
• Exterior features: Sliding doors; Irrigation equipment; Asphalt road access; Community pool (via HOA)

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Solid wood cabinets; Split bedroom layout; Thermostat; Walk-in closets; Skylights; Blinds
• Laundry & utility: Washer and dryer (inside); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-20 ($-239/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (20.5% below list).
• Recommended offer: $226k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in The Villages — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 16 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).
• This rent runs 37% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 77 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $207k; 38% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,398 (20.5% 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. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $334,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 Evelynton Loop	0.00mi	3/2.0	1,392 (0%)	1mo	$275,000	$198	99
750 Eden Pl	0.09mi	3/2.0	1,392 (0%)	1mo	$423,000	$304	95
2746 Edwards Ln	0.08mi	3/2.0	1,392 (0%)	4mo	$330,000	$237	93
736 Evelynton Loop	0.23mi	3/2.0	1,392 (0%)	3mo	$334,000	$240	87
2434 Tatum Ter	0.58mi	3/2.0	1,392 (0%)	4mo	$310,000	$223	70
610 Danbury St	0.70mi	3/2.0	1,407 (+1%)	1mo	$340,000	$242	65
664 Evelynton Loop	0.33mi	2/2.0 (-1)	1,248 (-10%)	2mo	$339,000	$272	60
2454 Morven Park Way	0.58mi	3/2.0	1,527 (+10%)	2mo	$318,500	$209	54
2312 Wilson Way	0.62mi	3/2.0	1,527 (+10%)	6mo	$380,000	$249	50
2670 Suffolk St	0.57mi	2/2.0 (-1)	1,188 (-15%)	5mo	$295,000	$248	39
2405 Kingstree Pl	0.67mi	2/2.0 (-1)	1,188 (-15%)	1mo	$266,000	$224	38
392 Rose Croft Ter	0.70mi	2/2.0 (-1)	1,188 (-15%)	3mo	$275,000	$231	36

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-45,383
• Equity at exit: $42,480

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-32,571
• Equity at exit: $24,633

Cash invested: $79,772 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-20

Break-even live

Break-even rent $2,289

Max offer price $281,384

Occupancy floor 96%

Sensitivity live

Price	-10% $141	-5% $61	+0% $-20	+5% $-101	+10% $-181
Rent	-10% $-199	-5% $-109	+0% $-20	+5% $70	+10% $159
Rate	-1.0pp $124	-0.5pp $53	base $-20	+0.5pp $-94	+1.0pp $-169

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	23d	1	0.15mi
10457 Bethel PL Wildwood, FL	1.0–3.0	1.0–2.5	1293	$2,649	$2.05	23d	41	0.42mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	23d	1	0.56mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	23d	1	0.69mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	23d	1	0.70mi
5336 Edgewater Way Unit 5336 Oxford, FL	3.0	2.0	1291	$2,000	$1.55	23d	1	0.74mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	23d	1	0.77mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	23d	1	1.09mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	23d	1	1.11mi
3795 Bismarck Ct Oxford, FL	1.0–3.0	1.0–2.0	1032	$1,950	$1.89	23d	15	1.15mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	23d	15	1.28mi
3531 Thorne Path Oxford, FL	3.0	2.0	1487	$2,300	$1.55	23d	1	1.38mi
9760 Pepper Tree Ter Wildwood, FL	1.0–3.0	1.0–2.0	980	$2,011	$2.05	23d	14	1.38mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	23d	1	1.40mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	23d	1	1.40mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	23d	1	1.44mi

Listing history 9 events

1. 2026-05-20
   status Pending
2. 2026-05-11
   price $284,900
3. 2026-05-06
   status Active
4. 2026-04-16
   status Pending
5. 2026-04-07
   price $289,900
6. 2026-03-14
   price $299,900
7. 2026-02-11
   listed $319,900 Active
8. 2016-09-15
   soldstatus $207,000
9. 2013-12-16
   soldstatus $196,000

ⓘ 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: $2,348 · $196/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$16/yr (+$1/mo · 0.7%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°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: $27,168
• − Mortgage interest: −$15,959
• − Property taxes: −$2,348
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$8,288
• Taxable loss: −$5,199
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $1,009/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

+45.4% since first listed

9 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Listed $319,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-15 Sold (Public Records) $207,000 Public Records
• 2013-12-16 Sold (Public Records) $196,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,348 · +1.3% YoY. Source: county tax records.