1469 Ramon Rd · The Villages, FL 32162

$315,000

3 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 51 Days on market

Built 2000 5,760 sqft lot Est $348k · 10% under $204/mo HOA · 8% of rent

---

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 +11.8/15.0
• Cash flow +10.8/30.0
• Schools +5.2/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * NO BOND • ROOF 2019 • 3/2 Wisteria (Ashland III) • GAS COOKING • TILE FLOORS • PARTIALLY FURNISHED •BRAND NEW HVAC 5/26 * Termite Bond Renewed 6/26 * * Watch the Video Tour by clicking on the TOUR link above. Welcome Home to this beautifully maintained Wisteria (Ashland III) model, ideally located in the Village of Glenbrook with convenient access to Spanish Springs Town Square, Lake Sumter Landing Market Square, and the popular State Road 466 corridor. From the moment you arrive, you’ll appreciate the inviting curb appeal and the peace of mind that comes with a newer roof (2019) BRAND NEW HVAC 5/26 and NO BOND! Step inside to discover an o

Key facts

• Partially furnished
• Tile floors
• Newer roof

Tags

• NEWER ROOF
• GAS COOKING
• TILE FLOORS
• ENCLOSED REAR LANAI
• MATURE LANDSCAPING
• PARTIALLY FURNISHED

Property features AI

Finance

• Other: Partially furnished; Total living area 1,562 square feet (public records); Building area total 2,302 square feet (public records); Lot approximately 0.13 acres (64 x 90); No waterfront or water access
• Financial info: CDD present
• HOA & community: Community pool; Golf and golf carts allowed; Community mailbox; Deed restrictions; Street lights; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Cable available; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence; One story; Northwest-facing; Completed condition
• Construction: Vinyl siding; Shingle roof; Slab foundation; Builder model: Wisteria
• Exterior features: Rain gutters; Irrigation equipment; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Disposal; Water softener; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan with vaulted ceilings; Living room/dining room combo; Split bedroom layout; Solid wood cabinets; Walk-in closets; Window treatments
• Laundry & utility: Laundry in garage; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (13.9% below list).
• Recommended offer: $271k (13.9% 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; 20 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).
• This rent runs 44% 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 51 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $270k; 17% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,223 (13.9% 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 51 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $348,326
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3017 Hillside Ln	0.23mi	3/2.0	1,520 (-3%)	1mo	$334,900	$220	84
3089 Burbank Ln	0.18mi	3/2.0	1,653 (+6%)	2mo	$410,000	$248	80
2573 Caribe Dr	0.30mi	3/2.0	1,472 (-6%)	1mo	$320,000	$217	76
3067 Melville Loop	0.57mi	3/2.0	1,527 (-2%)	1mo	$370,000	$242	69
1277 Northbrook Pl	0.47mi	3/2.0	1,653 (+6%)	1mo	$308,000	$186	67
1705 Staunton St	0.62mi	3/2.0	1,527 (-2%)	2mo	$285,000	$187	66
3025 ST Thomas Ln	0.38mi	3/2.0	1,404 (-10%)	1mo	$397,000	$283	64
1301 Oak Forest Dr	0.29mi	3/2.0	1,344 (-14%)	0mo	$300,000	$223	63
1253 Addison Ave	0.49mi	3/2.0	1,437 (-8%)	2mo	$348,000	$242	62
2670 Privada Dr	0.55mi	3/2.0	1,392 (-11%)	0mo	$307,450	$221	56
3108 Carrollton Ct	0.64mi	3/2.0	1,704 (+9%)	0mo	$390,000	$229	55
3354 Reston Dr	0.67mi	3/2.0	1,392 (-11%)	1mo	$275,000	$198	50

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-57,495
• Equity at exit: $46,968

10-year hold

• IRR: -8.9%
• Equity multiple: 0.42×
• Total profit: $-50,745
• Equity at exit: $27,235

Cash invested: $88,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$298 /mo · $3,579/yr
• Insurance: −$131
• HOA: −$204
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-143

Break-even live

Break-even rent $2,893

Max offer price $289,779

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-54	+0% $-143	+5% $-232	+10% $-321
Rent	-10% $-357	-5% $-250	+0% $-143	+5% $-36	+10% $71
Rate	-1.0pp $16	-0.5pp $-63	base $-143	+0.5pp $-224	+1.0pp $-307

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	22d	1	0.37mi
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	22d	1	0.42mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	22d	1	0.45mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	22d	1	0.53mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	22d	1	0.53mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	22d	1	0.57mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	22d	1	0.94mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	22d	1	0.95mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	22d	1	1.01mi
3301 Archer Ave The Villages, FL	2.0	2.0	2117	$5,000	$2.36	22d	1	1.07mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	22d	1	1.08mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	22d	1	1.14mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	22d	1	1.16mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	22d	1	1.22mi
12580 NE 49th Dr Oxford, FL	3.0	2.0	1940	$2,400	$1.24	22d	1	1.25mi
17522 SE 95th Cir Summerfield, FL	2.0	2.0	1884	$1,875	$1.00	22d	1	1.26mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	22d	1	1.37mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	22d	1	1.39mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	22d	1	1.45mi
12362 NE 50th Vw Oxford, FL	4.0	4.0	1929	$2,300	$1.19	22d	1	1.46mi

HOA detail

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

Listing history 22 events

1. 2026-06-16
   status $315,000 Pending 51 DOM
2. 2026-06-15
   days on market $315,000 Active 51 DOM
3. 2026-06-14
   days on market $315,000 Active 49 DOM
4. 2026-06-13
   days on market $315,000 Active 48 DOM
5. 2026-06-10
   days on market $315,000 Active 46 DOM
6. 2026-06-09
   days on market $315,000 Active 45 DOM
7. 2026-06-08
   days on market $315,000 Active 44 DOM
8. 2026-06-07
   days on market $315,000 Active 43 DOM
9. 2026-06-02
   days on market $315,000 Active 38 DOM
10. 2026-06-01
    days on market $315,000 Active 37 DOM
11. 2026-05-31
    days on market $315,000 Active 36 DOM
12. 2026-05-30
    days on market $315,000 Active 35 DOM
13. 2026-05-18
    status Active
14. 2026-04-14
    status Active
15. 2026-04-14
    status Pending
16. 2026-04-12
    listed $315,000 Active
17. 2021-06-07
    soldstatus $269,900
18. 2020-11-03
    historical
19. 2020-09-15
    price $259,999
20. 2020-08-31
    price $265,000
21. 2020-08-09
    listed $269,000 Active
22. 2014-01-31
    soldstatus $200,000

ⓘ 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: $3,579 · $298/mo
• Projected year-2 tax: $3,579 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $32,547
• − Mortgage interest: −$17,645
• − Property taxes: −$3,579
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − HOA: −$2,448
• − Depreciation: −$9,164
• Taxable loss: −$7,072
• Est. tax savings @ 24.0%: +$1,697
• After-tax cash flow: $-16/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

+57.5% since first listed

10 events — show timeline

• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-07 Sold (Public Records) $269,900 Public Records
• 2020-11-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-09-15 Price Changed $259,999 Stellar MLS as Distributed by MLS Grid
• 2020-08-31 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-09 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2014-01-31 Sold (Public Records) $200,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,579 · -0.7% YoY. Source: county tax records.