1487 Azteca Loop · The Villages, FL 32162

$299,900

2 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 3 Days on market

Built 2000 3,948 sqft lot Est $268k · 12% over $204/mo HOA · 7% of rent

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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).

• Cash flow +18.9/30.0
• DSCR +6.0/10.0
• 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
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. FULLY FURNISHED / BOND PAID / 2 Bedroom 2 Bathroom Biscayne COURTYARD VILLA in the highly desirable Village of Santiago in The Villages, Florida! This beautifully maintained and thoughtfully upgraded home offers the perfect blend of comfort, convenience, and LOW-MAINTENANCE Florida living in one of the nation’s most sought-after active adult communities. This move-in ready home is packed with features that are becoming increasingly hard to find in this price range and location. Tastefully furnished and well-designed throughout, the home offers a warm, comfortable atmosphere from the moment you step inside. Upgraded lighting throughout the home e

Key facts

• Courtyard villa
• Granite countertops
• Full-sized pantry

Tags

• COURTYARD VILLA
• COMPLETELY REMODELED KITCHEN
• GRANITE COUNTERTOPS
• FULL-SIZED PANTRY
• GLASS-ENCLOSED FLORIDA ROOM
• REMODELED BATHROOMS

Property features AI

Finance

• Other: Directions provided by listing
• Financial info: Other annual assessment approximately $209; Annual taxes listed for 2025
• HOA & community: Turnkey furnished option available; Association amenities include clubhouse, pool, fitness center, tennis and pickleball courts, racquetball, shuffleboard, playground, dog park, trails, park, recreation facilities, golf, and wheelchair access; Community features include street lights and deed restrictions; Senior community; Pets allowed; Total monthly association fees approximately $204; Total annual association fees approximately $2,448; Association fee includes pool and recreational facilities; CDD present

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Sewer connected; Water connected; Underground utilities; Sprinkler meter
• Home design: Residential villa; Single-story; Faces north; Entry level: One
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Builder model: Biscayne; Built as a villa
• Exterior features: Patio; Rear porch; Rain gutters; Sliding doors; Sprinkler meter; Paved lot; Private lot; Near golf course; In county

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water filtration system; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Crown molding; Living room/dining room combo; Open floorplan; Stone counters; Thermostat; Window treatments
• Laundry & utility: Laundry area in garage; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $308 ($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 $297k (1.0% below list).
• Recommended offer: $297k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $2,970/mo this rent would consume 48% 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $153k; list at $300k implies a 96% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,973 (1.0% 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. 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?
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: 0.99% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $268,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1487 Azteca Loop	0.00mi	2/2.0	1,192 (0%)	0mo	$299,900	$252	100
1480 Azteca Loop	0.03mi	2/2.0	1,185 (-1%)	1mo	$270,000	$228	97
1423 Conchas Dr	0.06mi	2/2.0	1,150 (-4%)	1mo	$282,000	$245	90
2981 Fair Oak Ter	0.33mi	2/2.0	1,164 (-2%)	0mo	$330,000	$284	80
2731 Privada Dr	0.32mi	2/2.0	1,248 (+5%)	2mo	$250,000	$200	76
2604 Privada Dr	0.57mi	3/2.0 (+1)	1,210 (+2%)	0mo	$269,000	$222	66
1289 Addison Ave	0.58mi	2/2.0	1,248 (+5%)	1mo	$300,000	$240	64
1612 Campos Dr	0.65mi	2/2.0	1,121 (-6%)	0mo	$230,000	$205	59
2603 Olivarez Way	0.64mi	2/2.0	1,121 (-6%)	2mo	$252,000	$225	59
1301 Oak Forest Dr	0.33mi	3/2.0 (+1)	1,344 (+13%)	0mo	$300,000	$223	58
1647 Campos Dr	0.68mi	2/2.0	1,121 (-6%)	1mo	$250,000	$223	58
3024 Macon Ct	0.72mi	2/2.0	1,270 (+6%)	1mo	$270,000	$213	55

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-26,178
• Equity at exit: $44,716

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $14,163
• Equity at exit: $25,930

Cash invested: $83,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,970 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$125
• HOA: −$204
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $308

Break-even live

Break-even rent $2,580

Max offer price $299,900

Occupancy floor 85%

Sensitivity live

Price	-10% $478	-5% $393	+0% $308	+5% $223	+10% $138
Rent	-10% $73	-5% $191	+0% $308	+5% $425	+10% $543
Rate	-1.0pp $459	-0.5pp $384	base $308	+0.5pp $230	+1.0pp $151

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.30mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.38mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	0.48mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	0.49mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.59mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	0.92mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	1.03mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	1.06mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	1.21mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	1.25mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	1.38mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	1.38mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	1.45mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	21d	1	1.47mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	1.49mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 2 events

1. 2026-05-21
   listed $299,900 Active
2. 2010-07-16
   soldstatus $153,000

ⓘ 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: $1,636 · $136/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$853/yr (+$71/mo · 52.1%)

ⓘ 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 ≥109°F today · 21 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: $35,637
• − Mortgage interest: −$16,799
• − Property taxes: −$1,636
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,851
• − Management: −$2,851
• − HOA: −$2,448
• − Depreciation: −$8,724
• Taxable loss: −$1,172
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $3,978/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

+96.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2010-07-16 Sold (Public Records) $153,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,636 · -1.6% YoY. Source: county tax records.