1407 Figueroa St · The Villages, FL 32162

$300,000

3 bd · 2.0 ba · 1,687 sqft · SingleFamily public records · 49 Days on market

Built 1999 5,915 sqft lot Est $344k · 13% under

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Why this score? — see what drove the B- 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 +24.5/30.0
• ARV discount +13.3/15.0
• DSCR +7.9/10.0
• 1% rule +6.0/10.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Picture yourself at 1407 Figueroa St, recently updated throughout with fresh interior paint and a partial flooring replacement, creating an inviting and cohesive ambiance. The kitchen is designed for efficiency, including a functional island alongside stainless steel appliances, ready for everyday use. A refreshed interior and updated kitchen create a truly move-in ready home. Outside, the covered patio provide the perfect setting for alfresco dining or simply enjoying a cup of coffee. Included 100-Day Home Warranty with buyer activation

Key facts

• 5,915 sq ft lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Other: Residential zoning (RES); Unfurnished
• Financial info: Lease restrictions apply
• HOA & community: No association fees (none listed); No association approval required

Exterior

• Parking: Driveway; Attached garage with 2 spaces
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; One-story; Faces south
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on a 0.14-acre lot
• Exterior features: Additional exterior features

Interior

• Kitchen: Dishwasher; Microwave; Other appliance(s)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Security system (owned)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 22 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 $3,310/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 $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 49 days — a 3% lower offer ($291k) 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 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $344,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2630 Caribe Dr	0.25mi	3/2.0	1,674 (-1%)	2mo	$320,000	$191	85
2450 Merida Cir	0.21mi	3/2.0	1,851 (+10%)	3mo	$350,000	$189	72
2517 Privada Dr	0.23mi	3/2.0	1,527 (-10%)	3mo	$312,000	$204	71
2412 Merida Cir	0.26mi	3/2.0	1,527 (-10%)	2mo	$282,500	$185	70
1305 LA Estrellita Way	0.37mi	3/2.0	1,817 (+8%)	0mo	$290,000	$160	70
1404 Valparaiso St	0.25mi	3/2.0	1,892 (+12%)	2mo	$335,000	$177	66
1426 LA Hermosa Dr	0.40mi	3/2.0	1,892 (+12%)	3mo	$412,500	$218	59
1415 LA Hermosa Dr	0.34mi	2/2.0 (-1)	1,495 (-11%)	3mo	$300,000	$201	57
2573 Caribe Dr	0.48mi	3/2.0	1,472 (-13%)	1mo	$320,000	$217	56
3017 Hillside Ln	0.71mi	3/2.0	1,520 (-10%)	1mo	$334,900	$220	50
3040 Batally Ct	0.75mi	3/2.0	1,512 (-10%)	2mo	$350,000	$231	46
3065 Glenwood Pl	0.75mi	3/2.0	1,490 (-12%)	2mo	$310,000	$208	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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-6,419
• Equity at exit: $44,731

10-year hold

• IRR: 8.6%
• Equity multiple: 1.69×
• Total profit: $57,705
• Equity at exit: $25,939

Cash invested: $84,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,310 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$303 /mo · $3,636/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $614

Break-even live

Break-even rent $2,533

Max offer price $300,000

Occupancy floor 76%

Sensitivity live

Price	-10% $784	-5% $699	+0% $614	+5% $529	+10% $444
Rent	-10% $352	-5% $483	+0% $614	+5% $745	+10% $875
Rate	-1.0pp $765	-0.5pp $690	base $614	+0.5pp $536	+1.0pp $457

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	0.54mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	0.61mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.67mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.70mi
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	21d	1	0.79mi
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	21d	1	0.94mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	0.95mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	1.00mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.06mi
2137 Gerardo Ave Lady Lake, FL	3.0	2.0	1940	$5,600	$2.89	21d	1	1.09mi
1505 Doria Ln Lady Lake, FL	3.0	2.0	2048	$3,500	$1.71	21d	1	1.11mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	21d	1	1.15mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	1.21mi
3301 Archer Ave The Villages, FL	2.0	2.0	2117	$5,000	$2.36	21d	1	1.29mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	1.31mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	1.31mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	21d	1	1.33mi
17522 SE 95th Cir Summerfield, FL	2.0	2.0	1884	$1,875	$1.00	21d	1	1.34mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	1.35mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	1.38mi
2002 Salinas Ave Lady Lake, FL	3.0	2.0	1642	$5,500	$3.35	21d	1	1.38mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	1.39mi

Listing history 14 events

1. 2026-06-16
   status $300,000 Pending 49 DOM
2. 2026-06-15
   days on market $300,000 Active 49 DOM
3. 2026-06-14
   days on market $300,000 Active 47 DOM
4. 2026-06-13
   pricedays on market $300,000 Active 46 DOM
5. 2026-06-10
   days on market $305,000 Active 44 DOM
6. 2026-06-09
   days on market $305,000 Active 43 DOM
7. 2026-06-08
   days on market $305,000 Active 42 DOM
8. 2026-06-07
   days on market $305,000 Active 41 DOM
9. 2026-06-02
   days on market $305,000 Active 36 DOM
10. 2026-06-01
    days on market $305,000 Active 35 DOM
11. 2026-05-31
    days on market $305,000 Active 34 DOM
12. 2026-05-30
    days on market $305,000 Active 33 DOM
13. 2026-04-27
    listed $305,000 Active
14. 2026-04-16
    soldstatus $299,900

ⓘ 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: $3,636 · $303/mo
• Projected year-2 tax: $3,636 · $303/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 12 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: $39,723
• − Mortgage interest: −$16,805
• − Property taxes: −$3,636
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,178
• − Management: −$3,178
• − Depreciation: −$8,727
• Taxable income: $2,699
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $6,718/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

+1.7% since first listed

2 events — show timeline

• 2026-04-27 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Sold (Public Records) $299,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,636 · -0.7% YoY. Source: county tax records.