2826 Salamanca St · The Villages, FL 32162

$249,000

2 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 63 Days on market

Built 2000 3,484 sqft lot Est $277k · 10% under $198/mo HOA · 8% 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 +16.2/30.0
• ARV discount +12.1/15.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

NO BOND. 2BR/2BA Colony patio villa located near The Savannah Center and convenient to Sumter Landing and Spanish Springs. This villa is being offered furnished and includes a gas-powered Yamaha golf cart. Well maintained, this home features an eat-in kitchen w/ gas range, closet/pantry, solar tube and breakfast bar. Laminate floors are found in the foyer, kitchen and bathrooms; the great room and bedrooms are carpeted. The king-size master bedroom boasts a WIC and adjoining bath w/ walk-in shower. Similarly, the guest bedroom will allow a king-size bed and both bedrooms open to a large hallway that will nicely accommodate an accent piece or additional storage. Enjoy the outdoors from your screened lanai or open patio off the dining area. The AC was replaced in 2007.

Key facts

• Updated patio villa
• Lake buena vista
• Golf cart access

Tags

• UPDATED PATIO VILLA
• SPANISH SPRINGS AREA
• LAKE BUENA VISTA
• EL CAMINO REAL
• GOLF CART ACCESS
• NEWER A/C

Property features AI

Finance

• Other: No lease restrictions indicated
• Financial info: Total monthly fees listed as $198; Total annual fees listed as $2,376
• HOA & community: Association: LSSA; Monthly association fee of $198; Community features include a dog park; Senior community; Dogs allowed

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public sewer; Electricity connected; No water source listed
• Home design: Residential villa; Single-story; Faces west; Living area approximately 1,156 sq ft; Building area approximately 1,627 sq ft
• Construction: Block and concrete construction; Shingle roof; Block foundation; Built on a lot of about 0.08 acres
• Exterior features: Outdoor grill; Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $249k (0.1% below list).
• Recommended offer: $234k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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).
• This rent runs 40% 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 $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 63 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $145k; list at $249k implies a 72% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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: 1.00% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $277,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 San Bernardo Rd	0.06mi	2/2.0	1,146 (-1%)	2mo	$272,000	$237	94
1104 San Bernardo Rd	0.10mi	2/2.0	1,146 (-1%)	2mo	$270,000	$236	93
1423 Conchas Dr	0.50mi	2/2.0	1,150 (-0%)	1mo	$282,000	$245	75
1487 Azteca Loop	0.44mi	2/2.0	1,192 (+3%)	0mo	$299,900	$252	74
1480 Azteca Loop	0.45mi	2/2.0	1,185 (+2%)	1mo	$270,000	$228	74
3024 Burbank Ln	0.40mi	2/2.0	1,248 (+8%)	2mo	$251,000	$201	66
884 Radclife Berea Pl	0.70mi	2/2.0	1,141 (-1%)	2mo	$300,425	$263	64
3283 Candlebrook St	0.73mi	2/2.0	1,142 (-1%)	2mo	$280,000	$245	63
1289 Addison Ave	0.55mi	2/2.0	1,248 (+8%)	1mo	$300,000	$240	60
1270 Weaton Ct	0.54mi	2/2.0	1,248 (+8%)	2mo	$265,000	$212	60
2731 Privada Dr	0.74mi	2/2.0	1,248 (+8%)	2mo	$250,000	$200	51
1418 Azteca	0.48mi	2/1.0	986 (-15%)	2mo	$249,000	$253	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 · 3.92% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-29,550
• Equity at exit: $37,127

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,811
• Equity at exit: $21,529

Cash invested: $69,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,486 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$104
• HOA: −$198
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $131

Break-even live

Break-even rent $2,320

Max offer price $249,000

Occupancy floor 90%

Sensitivity live

Price	-10% $272	-5% $202	+0% $131	+5% $61	+10% $-10
Rent	-10% $-65	-5% $33	+0% $131	+5% $230	+10% $328
Rate	-1.0pp $257	-0.5pp $195	base $131	+0.5pp $67	+1.0pp $1

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.00mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	0.08mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	21d	1	0.67mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	21d	1	0.77mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.79mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	21d	1	0.82mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.86mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	21d	10	1.00mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	1.06mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	21d	1	1.10mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	21d	1	1.14mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	21d	1	1.16mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	21d	1	1.24mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	21d	1	1.36mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.39mi

HOA detail

• Monthly dues: $198 · $2,376/yr
• Likely covers: gas

Listing history 22 events

1. 2026-06-19
   days on market $249,000 Active 63 DOM
2. 2026-06-18
   days on market $249,000 Active 62 DOM
3. 2026-06-17
   days on market $249,000 Active 61 DOM
4. 2026-06-16
   days on market $249,000 Active 60 DOM
5. 2026-06-15
   days on market $249,000 Active 59 DOM
6. 2026-06-14
   days on market $249,000 Active 57 DOM
7. 2026-06-13
   pricedays on market $249,000 Active 56 DOM
8. 2026-06-10
   days on market $259,000 Active 54 DOM
9. 2026-06-09
   days on market $259,000 Active 53 DOM
10. 2026-06-08
    days on market $259,000 Active 52 DOM
11. 2026-06-07
    days on market $259,000 Active 51 DOM
12. 2026-06-02
    days on market $259,000 Active 46 DOM
13. 2026-06-01
    days on market $259,000 Active 45 DOM
14. 2026-05-31
    days on market $259,000 Active 44 DOM
15. 2026-05-30
    days on market $259,000 Active 43 DOM
16. 2026-04-17
    listed $259,000 Active
17. 2025-08-28
    price $245,000
18. 2015-09-10
    soldstatus $145,000
19. 2015-09-03
    soldstatus $145,000 Sold 777-char remark

    Show marketing remark (777 chars)

    NO BOND. 2BR/2BA Colony patio villa located near The Savannah Center and convenient to Sumter Landing and Spanish Springs. This villa is being offered furnished and includes a gas-powered Yamaha golf cart. Well maintained, this home features an eat-in kitchen w/ gas range, closet/pantry, solar tube and breakfast bar. Laminate floors are found in the foyer, kitchen and bathrooms; the great room and bedrooms are carpeted. The king-size master bedroom boasts a WIC and adjoining bath w/ walk-in shower. Similarly, the guest bedroom will allow a king-size bed and both bedrooms open to a large hallway that will nicely accommodate an accent piece or additional storage. Enjoy the outdoors from your screened lanai or open patio off the dining area. The AC was replaced in 2007.

20. 2015-08-24
    status Pending 777-char remark

    Show marketing remark (777 chars)

    NO BOND. 2BR/2BA Colony patio villa located near The Savannah Center and convenient to Sumter Landing and Spanish Springs. This villa is being offered furnished and includes a gas-powered Yamaha golf cart. Well maintained, this home features an eat-in kitchen w/ gas range, closet/pantry, solar tube and breakfast bar. Laminate floors are found in the foyer, kitchen and bathrooms; the great room and bedrooms are carpeted. The king-size master bedroom boasts a WIC and adjoining bath w/ walk-in shower. Similarly, the guest bedroom will allow a king-size bed and both bedrooms open to a large hallway that will nicely accommodate an accent piece or additional storage. Enjoy the outdoors from your screened lanai or open patio off the dining area. The AC was replaced in 2007.

21. 2015-07-20
    price $159,000 777-char remark

    Show marketing remark (777 chars)

    NO BOND. 2BR/2BA Colony patio villa located near The Savannah Center and convenient to Sumter Landing and Spanish Springs. This villa is being offered furnished and includes a gas-powered Yamaha golf cart. Well maintained, this home features an eat-in kitchen w/ gas range, closet/pantry, solar tube and breakfast bar. Laminate floors are found in the foyer, kitchen and bathrooms; the great room and bedrooms are carpeted. The king-size master bedroom boasts a WIC and adjoining bath w/ walk-in shower. Similarly, the guest bedroom will allow a king-size bed and both bedrooms open to a large hallway that will nicely accommodate an accent piece or additional storage. Enjoy the outdoors from your screened lanai or open patio off the dining area. The AC was replaced in 2007.

22. 2015-05-18
    listed $169,000 Active 777-char remark

    Show marketing remark (777 chars)

    NO BOND. 2BR/2BA Colony patio villa located near The Savannah Center and convenient to Sumter Landing and Spanish Springs. This villa is being offered furnished and includes a gas-powered Yamaha golf cart. Well maintained, this home features an eat-in kitchen w/ gas range, closet/pantry, solar tube and breakfast bar. Laminate floors are found in the foyer, kitchen and bathrooms; the great room and bedrooms are carpeted. The king-size master bedroom boasts a WIC and adjoining bath w/ walk-in shower. Similarly, the guest bedroom will allow a king-size bed and both bedrooms open to a large hallway that will nicely accommodate an accent piece or additional storage. Enjoy the outdoors from your screened lanai or open patio off the dining area. The AC was replaced in 2007.

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,703 · $225/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 · 22 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: $29,836
• − Mortgage interest: −$13,948
• − Property taxes: −$2,703
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − HOA: −$2,376
• − Depreciation: −$7,244
• Taxable loss: −$2,453
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $2,166/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

+53.3% since first listed

7 events — show timeline

• 2026-04-17 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-10 Sold (Public Records) $145,000 Public Records
• 2015-09-03 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-07-20 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-18 Listed $169,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.6%/yr

Latest (2025): $2,703 · +0.5% YoY. Source: county tax records.