3354 Reston Dr · The Villages, FL 32162

$279,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 8 Days on market

Built 2001 7,296 sqft lot Est $319k · 12% under $199/mo HOA · 6% of rent

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +13.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• 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

Under contract-accepting backup offers. Discover this beautifully maintained AMARILLO model home nestled in the desirable and established Village of BELLE AIRE. This inviting residence features three bedrooms and two baths, showcasing a SPLIT FLOOR PLAN that maximizes space and comfort. With VAULTED ceilings and a GLASS ENCLOSED LANAI, this home offers a perfect blend of style and functionality for year-round enjoyment. Enjoy the best of both worlds—convenience and a serene rural atmosphere, complemented by friendly neighbors and low traffic for a peaceful living experience. This exceptional home is enhanced by two electric FIREPLACES , elegant GRANITE COUNTER TOPS in both the kitchen

Key facts

• Laminate flooring
• Glass enclosed lanai
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• GLASS ENCLOSED LANAI
• TWO ELECTRIC FIREPLACES
• GRANITE COUNTER TOPS
• LAMINATE FLOORING
• MOVE IN READY

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: R
• Financial info: Community Development District (CDD) present
• HOA & community: Has HOA (optional fee); HOA amenities include fitness center, golf course, pickleball courts, recreation facilities, shuffleboard, and trails; Community features include community mailbox, dog park, playground, tennis courts; golf carts allowed; senior community; pets (cats and dogs) allowed; Total monthly association fees reported

Exterior

• Parking: Attached 2-car garage (20 x 22)
• Utilities: Public water; Public sewer; Fiber optics available; Fire hydrant nearby; Underground utilities; Irrigation equipment
• Home design: Single family residence; One story; Faces east
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built with approximately 1,392 sq ft living area
• Exterior features: Enclosed rear porch; Patio/porch; Exterior lighting; Rain gutters; Sliding doors; Mature landscaping; Landscaped, level lot near golf course; Paved driveway/road (asphalt); Public maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface counters; Exhaust fan; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Attic fan
• Interior features: Ceiling fans; Open floorplan with living/dining combo; Solid surface counters; Split bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments; Skylight(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 8.5% 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 $3,116/mo this rent would consume 50% 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 $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $279,900

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. 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $318,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3354 Reston Dr	0.00mi	3/2.0	1,392 (0%)	1mo	$275,000	$198	99
17972 SE 84th Abercorn Ct	0.35mi	3/2.0	1,392 (0%)	2mo	$257,000	$185	82
1705 Staunton St	0.06mi	3/2.0	1,527 (+10%)	2mo	$285,000	$187	80
1893 Dalton Dr	0.29mi	2/2.0 (-1)	1,278 (-8%)	2mo	$315,000	$246	66
3433 Worth Cir	0.66mi	3/2.0	1,392 (0%)	5mo	$355,000	$255	65
1812 Sanibel Ct	0.25mi	3/2.0	1,229 (-12%)	5mo	$301,000	$245	65
3049 Glenwood Pl	0.73mi	3/2.0	1,404 (+1%)	5mo	$298,900	$213	60
3024 Macon Ct	0.47mi	2/2.0 (-1)	1,270 (-9%)	1mo	$270,000	$213	58
17760 SE 85th Causton Ct	0.52mi	3/2.0	1,539 (+11%)	1mo	$365,000	$237	57
3017 Moultrie Way	0.47mi	2/2.0 (-1)	1,278 (-8%)	3mo	$292,500	$229	57
3065 Glenwood Pl	0.72mi	3/2.0	1,490 (+7%)	2mo	$310,000	$208	52
1940 Peachtree Ave	0.53mi	3/2.0	1,594 (+14%)	4mo	$368,000	$231	48

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-9,460
• Equity at exit: $41,734

10-year hold

• IRR: 7.5%
• Equity multiple: 1.59×
• Total profit: $46,556
• Equity at exit: $24,201

Cash invested: $78,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,116 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$162 /mo · $1,938/yr
• Insurance: −$117
• HOA: −$199
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $517

Break-even live

Break-even rent $2,462

Max offer price $279,900

Occupancy floor 78%

Sensitivity live

Price	-10% $675	-5% $596	+0% $517	+5% $438	+10% $359
Rent	-10% $271	-5% $394	+0% $517	+5% $640	+10% $763
Rate	-1.0pp $658	-0.5pp $588	base $517	+0.5pp $445	+1.0pp $371

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.47mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.48mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.71mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.74mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.94mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.98mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.08mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	1.09mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.14mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.20mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	21d	1	1.22mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	1.28mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	1.29mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	1.38mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	1.39mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: electric

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-05-01
   listed $279,900 Active

ⓘ 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: $1,938 · $162/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$385/yr (+$32/mo · 19.9%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,398
• − Mortgage interest: −$15,679
• − Property taxes: −$1,938
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,992
• − Management: −$2,992
• − HOA: −$2,388
• − Depreciation: −$8,143
• Taxable income: $1,867
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $5,757/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

2 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $279,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $1,938 · +1.3% YoY. Source: county tax records.