2149 Escobar Ave · The Villages, FL 32159

$229,900

2 bd · 2.0 ba · 1,121 sqft · SingleFamily public records · 68 Days on market

Built 1997 4,050 sqft lot Est $265k · 13% under $204/mo HOA · 9% 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 +16.5/30.0
• ARV discount +13.4/15.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here it is, the popular 2/2 Colony Patio Villa on a corner lot with a water view from the spacious 7.5 ft. X 11.5 ft. glass enclosed side lanai with climate control!! It is located in Village Santo Domingo approximately 10 minutes from Spanish Springs, Savanah Regional Recreation Center and Hacienda Hills Country Club. Enjoy the bright open floor plan for entertaining! There is 21" X 52" skylight in the kitchen and solar tubes in the Guest and Master bathrooms. The master bedroom has a spacious walk in closet. The guest bath shower has been updated with a glass shower door. NO BOND. Don't wait! This one won't last long!

Key facts

• Front patio
• Glass-enclosed lanai
• Large corner lot

Tags

• FLORIDA ROOM
• GLASS-ENCLOSED LANAI
• EXTENDED DRIVEWAY
• LARGE CORNER LOT
• FRONT PATIO
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• Other: Total building area reported; Unit is unfurnished; Association fees reported monthly and annually
• Financial info: CDD present; Lease restrictions apply
• HOA & community: Association amenities include pool and recreational facilities; Community features: community mailbox, deed restrictions, dog park, golf, golf carts allowed, playground, pool, sidewalks, special community restrictions, tennis courts; Pickleball, shuffleboard and tennis courts; vehicle restrictions may apply; Senior community; Pets allowed

Exterior

• Parking: Attached garage; 1-car garage (approximately 18x22); Driveway; Garage door opener; Golf cart parking; Ground-level parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential villa; One story; Southeast facing; Entry level: One
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Built as COLONY model
• Exterior features: Enclosed patio/porch; Front porch; Patio; Awnings; Corner lot; Landscaped yard; Near golf course; Paved access/driveway; Vegetation with trees/landscaping

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Thermostat; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 fast (+4.0%/yr); 576 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $2,321/mo this rent would consume 48% of the median local household income ($59k/yr) (locally 1047% 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 $7k 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 68 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $216,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $264,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2107 Escobar Ave	0.16mi	2/2.0	1,143 (+2%)	3mo	$248,000	$217	87
1407 Montez Loop	0.17mi	2/2.0	1,146 (+2%)	5mo	$329,900	$288	84
1410 Almanza Dr	0.15mi	2/2.0	1,174 (+5%)	2mo	$305,000	$260	84
1428 Almanza Dr	0.21mi	2/2.0	1,174 (+5%)	3mo	$299,900	$255	80
1404 Almanza Dr	0.13mi	2/2.0	1,234 (+10%)	3mo	$353,000	$286	75
1216 Chaparral Dr	0.27mi	2/2.0	1,239 (+10%)	3mo	$292,000	$236	68
1612 Campos Dr	0.71mi	2/2.0	1,121 (0%)	0mo	$230,000	$205	66
1268 Camero Dr	0.23mi	2/2.0	1,248 (+11%)	6mo	$285,000	$228	65
2109 Suarez Ct	0.37mi	2/2.0	1,248 (+11%)	3mo	$310,000	$248	61
1611 Campos Dr	0.70mi	2/2.0	1,143 (+2%)	4mo	$226,000	$198	61
1638 Duran Dr	0.68mi	2/2.0	1,179 (+5%)	3mo	$253,000	$215	57
2604 Privada Dr	0.74mi	3/2.0 (+1)	1,210 (+8%)	0mo	$269,000	$222	47

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-26,223
• Equity at exit: $34,279

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,293
• Equity at exit: $19,878

Cash invested: $64,372 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 576
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,321 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$96
• HOA: −$204
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $133

Break-even live

Break-even rent $2,152

Max offer price $229,900

Occupancy floor 89%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	0.29mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	0.68mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	21d	1	1.06mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	21d	1	1.19mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.20mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.28mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	1.30mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	1.31mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	1.36mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	21d	1	1.36mi
722 Camino del Rey Dr Lady Lake, FL	3.0	2.0	1205	$2,000	$1.66	21d	1	1.37mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.42mi

HOA detail

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

Listing history 18 events

1. 2026-06-10
   status $229,900 Pending 68 DOM
2. 2026-06-09
   days on market $229,900 Active 68 DOM
3. 2026-06-08
   days on market $229,900 Active 67 DOM
4. 2026-06-07
   days on market $229,900 Active 66 DOM
5. 2026-06-02
   days on market $229,900 Active 61 DOM
6. 2026-06-01
   days on market $229,900 Active 60 DOM
7. 2026-05-31
   days on market $229,900 Active 59 DOM
8. 2026-05-30
   days on market $229,900 Active 58 DOM
9. 2026-04-23
   price $239,900
10. 2026-04-02
    listed $250,000 Active
11. 2023-12-13
    soldstatus $279,000
12. 2023-12-06
    soldstatus $279,000 Closed 637-char remark

    Show marketing remark (637 chars)

    Here it is, the popular 2/2 Colony Patio Villa on a corner lot with a water view from the spacious 7.5 ft. X 11.5 ft. glass enclosed side lanai with climate control!! It is located in Village Santo Domingo approximately 10 minutes from Spanish Springs, Savanah Regional Recreation Center and Hacienda Hills Country Club. Enjoy the bright open floor plan for entertaining! There is 21" X 52" skylight in the kitchen and solar tubes in the Guest and Master bathrooms. The master bedroom has a spacious walk in closet. The guest bath shower has been updated with a glass shower door. NO BOND. Don't wait! This one won't last long!

13. 2023-11-05
    status Pending 637-char remark

    Show marketing remark (637 chars)

    Here it is, the popular 2/2 Colony Patio Villa on a corner lot with a water view from the spacious 7.5 ft. X 11.5 ft. glass enclosed side lanai with climate control!! It is located in Village Santo Domingo approximately 10 minutes from Spanish Springs, Savanah Regional Recreation Center and Hacienda Hills Country Club. Enjoy the bright open floor plan for entertaining! There is 21" X 52" skylight in the kitchen and solar tubes in the Guest and Master bathrooms. The master bedroom has a spacious walk in closet. The guest bath shower has been updated with a glass shower door. NO BOND. Don't wait! This one won't last long!

14. 2023-09-24
    listed $279,000 Active 637-char remark

    Show marketing remark (637 chars)

    Here it is, the popular 2/2 Colony Patio Villa on a corner lot with a water view from the spacious 7.5 ft. X 11.5 ft. glass enclosed side lanai with climate control!! It is located in Village Santo Domingo approximately 10 minutes from Spanish Springs, Savanah Regional Recreation Center and Hacienda Hills Country Club. Enjoy the bright open floor plan for entertaining! There is 21" X 52" skylight in the kitchen and solar tubes in the Guest and Master bathrooms. The master bedroom has a spacious walk in closet. The guest bath shower has been updated with a glass shower door. NO BOND. Don't wait! This one won't last long!

15. 2001-09-12
    soldstatus $105,400
16. 1998-03-20
    soldstatus $78,000
17. 1997-08-07
    soldstatus $74,600
18. 1997-08-01
    soldstatus $74,600

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $2,333 · $194/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 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: $27,847
• − Mortgage interest: −$12,878
• − Property taxes: −$2,333
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − HOA: −$2,448
• − Depreciation: −$6,688
• Taxable loss: −$2,105
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $2,106/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: Lake County · 364,602 people
• City population: 83,973
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• Metro: Orlando-Kissimmee-Sanford, 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

+221.6% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-13 Sold (Public Records) $279,000 Public Records
• 2023-12-06 Sold (MLS) $279,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-24 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 2001-09-12 Sold (Public Records) $105,400 Public Records
• 1998-03-20 Sold (Public Records) $78,000 Public Records
• 1997-08-07 Sold (Public Records) $74,600 Public Records
• 1997-08-01 Sold (Public Records) $74,600 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,333 · -3.3% YoY. Source: county tax records.