1867 Treadwell Ter · The Villages, FL 32162

$325,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 6 Days on market

Built 2004 5,520 sqft lot Est $340k · at est. $204/mo HOA · 7% of rent

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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).

• Cash flow +15.5/30.0
• ARV discount +9.4/15.0
• Schools +5.2/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just above Lake Sumter Landing Square and a stone’s throw from 466 in The Village of Winifred, this beautifully appointed Bougainvillea model captures the effortless lifestyle that makes The Villages a destination for active adults. The neighborhood pool is right down the road, and the nearby shopping, dining and entertainment hubs mean convenience is never far from your front door. Coming onto the paved driveway you’ll be greeted by a meticulously landscaped front yard, complete with a clean line of gutters that frame the home’s low-maintenance curb appeal. A welcoming entry opens into an airy great-room where vaulted ceilings draw the eye upward and crown molding adds an

Key facts

• 5,520 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Association fees reported (monthly and annual fees listed in records); Directions: Heading East on 466; make Right onto Buena Vista Blvd, follow down to Winifred Gate (Winifred Way), make Left onto Sherwood St, follow down to Right onto Treadwell Ter, home on Left; Facing direction: South
• Financial info: CDD present; Lease restrictions apply
• HOA & community: Community amenities: community mailbox, dog park, fitness center, park, playground, pool, tennis courts, golf; Golf carts allowed; Deed restrictions and special community restrictions; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x22) with garage door opener
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected; Cable available; Underground utilities; Irrigation system
• Home design: Single family residence; One level; South-facing; Residential property
• Construction: Vinyl siding; Shingle roof; Slab foundation; Builder model: Bougainvillea; Built on one level
• Exterior features: Covered, enclosed patio/porch; Rain gutters; Mature landscaping; Cleared and landscaped lot; Paved surfaces

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stone countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Split bedroom layout; Stone counters; Vaulted ceilings; Walk-in closets; Florida room; Inside utility room
• Laundry & utility: Washer; Dryer; Laundry room (inside); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $128 ($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 $301k (7.5% below list).
• Recommended offer: $301k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 551 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,961 units permitted in Sumter County in 2024 (248 in 5+ unit buildings).
• At $3,007/mo this rent would consume 49% 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 $10k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $274k; 19% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,669 (7.5% below list)

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. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $339,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1919 Treadwell Ter	0.10mi	3/2.0	1,451 (+4%)	3mo	$370,000	$255	86
1927 Walden Way	0.10mi	3/2.0	1,472 (+6%)	3mo	$359,900	$244	84
1867 Treadwell Ter	0.00mi	3/2.0	1,572 (+13%)	1mo	$325,000	$207	78
2104 Callaway Dr	0.47mi	3/2.0	1,392 (0%)	2mo	$310,000	$223	76
1883 Walden Way	0.05mi	3/2.0	1,546 (+11%)	7mo	$382,000	$247	74
1771 Winthrop Ter	0.51mi	3/2.0	1,404 (+1%)	3mo	$390,000	$278	72
519 Weston Manor Dr	0.33mi	3/2.0	1,505 (+8%)	1mo	$374,900	$249	71
2297 Welcome Way	0.68mi	3/2.0	1,392 (0%)	0mo	$330,000	$237	68
2083 Jasper Way	0.71mi	3/2.0	1,397 (+0%)	2mo	$333,500	$239	64
871 Castleberry Cir	0.35mi	3/2.0	1,572 (+13%)	2mo	$390,750	$249	60
1653 Rosebury Loop	0.34mi	3/2.0	1,580 (+14%)	8mo	$325,000	$206	56
2169 Smoaks St	0.57mi	2/2.0 (-1)	1,196 (-14%)	3mo	$260,000	$217	42

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-41,651
• Equity at exit: $48,459

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-13,834
• Equity at exit: $28,100

Cash invested: $91,000 (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: 551
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,007 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$203 /mo · $2,441/yr
• Insurance: −$135
• HOA: −$204
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $128

Break-even live

Break-even rent $2,845

Max offer price $325,000

Occupancy floor 91%

Sensitivity live

Price	-10% $312	-5% $220	+0% $128	+5% $36	+10% $-56
Rent	-10% $-109	-5% $9	+0% $128	+5% $247	+10% $366
Rate	-1.0pp $292	-0.5pp $211	base $128	+0.5pp $44	+1.0pp $-42

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	22d	10	0.48mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	22d	1	0.55mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	22d	1	0.55mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	22d	1	0.82mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	22d	1	0.91mi
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	22d	1	0.93mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	22d	1	1.09mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	22d	1	1.11mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	22d	1	1.17mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	22d	1	1.20mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	22d	1	1.22mi
5308 Bowline Ct Oxford, FL	3.0	2.0	1402	$1,800	$1.28	22d	1	1.37mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	22d	1	1.41mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	22d	1	1.45mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	22d	1	1.45mi
5336 Edgewater Way Unit 5336 Oxford, FL	3.0	2.0	1291	$2,000	$1.55	22d	1	1.47mi
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	22d	1	1.48mi

HOA detail

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

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-04-28
   listed $325,000 Active
3. 2020-07-24
   soldstatus $274,000
4. 2019-10-31
   soldstatus $265,000

ⓘ 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: $2,441 · $203/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$256/yr (+$21/mo · 10.5%)

ⓘ 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 3/10 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: $36,080
• − Mortgage interest: −$18,205
• − Property taxes: −$2,441
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − HOA: −$2,448
• − Depreciation: −$9,455
• Taxable loss: −$3,866
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $2,465/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

+22.6% since first listed

4 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-24 Sold (Public Records) $274,000 Public Records
• 2019-10-31 Sold (Public Records) $265,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,441 · +1.4% YoY. Source: county tax records.