3249 Mansfield St · The Villages, FL 32162

$339,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 5 Days on market

Built 2001 6,462 sqft lot Est $330k · at est. $204/mo HOA · 7% of rent ↓ 7% since listing

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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 +11.3/30.0
• ARV discount +6.1/15.0
• Schools +5.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under contract-accepting backup offers. AMAZING Amarillo/Sunkiss expanded model with Florida Room. Corner Lot, Great location in the Village of Polo Ridge. Convenient to all the shopping of the 466 corridor. Volume ceilings, Split bedroom design, OPEN FLOOR PLAN, 4 solar tubes, BOND PAID, wood floors in main living area, NEWER hip roof and HVAC, Remolded guest bathroom with shower, Air handler in garage, Enclosed lanai with tile floor, Painted drive and entry, Plantation shutters, Murphy Bed, and the list goes on and on. Come live The Villages Life style in this move in ready home. Furniture package available separately.

Key facts

• Plantation shutters
• Vaulted ceilings
• Hardwood floors

Tags

• HARDWOOD FLOORS
• OPEN-CONCEPT LAYOUT
• PLANTATION SHUTTERS
• VAULTED CEILINGS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND

Property features AI

Finance

• Other: Property listed as residential single-family; building area and living area per public records
• Financial info: Lease restrictions apply
• HOA & community: Monthly association fee of $204 (VCDD); Community amenities: golf course, pool, tennis courts; Deed restrictions; Golf carts allowed; Senior community

Exterior

• Parking: Attached 2-car garage (approx. 21 x 19); Driveway parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Irrigation system
• Home design: Single-family residence; One story; South-facing; Located in a PUD; Homestead exempt
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built with typical residential framing
• Exterior features: Enclosed patio/porch; Front porch; Rear porch; Patio; Awnings; Rain gutters; Mature landscaping; Corner lot; Landscaped yard; Near golf course; Paved driveway and roads; Public maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Linoleum; Tile; Wood; Wood-look flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Split bedroom layout; Stone counters; Thermostat; Vaulted ceilings; Window treatments; Shutters
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (15.8% below list).
• Recommended offer: $286k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#431 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment B+; 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.
• Zoned schools: Wildwood Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 940 students, 76% FRL); South Sumter Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 897 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 551 active listings in the ZIP; 18 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 $2,863/mo this rent would consume 46% 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

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 $286,323 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $329,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3248 Williams Rd	0.12mi	3/2.0	1,392 (0%)	0mo	$375,000	$269	94
3249 Mansfield St	0.00mi	3/2.0	1,527 (+10%)	1mo	$336,000	$220	83
3189 Atwell Ave	0.15mi	3/2.0	1,477 (+6%)	0mo	$315,000	$213	82
2297 Welcome Way	0.44mi	3/2.0	1,392 (0%)	0mo	$330,000	$237	79
2369 Five Forks Trl	0.43mi	3/2.0	1,240 (-11%)	0mo	$305,000	$246	62
935 Kenova Ave	0.38mi	3/2.0	1,572 (+13%)	1mo	$397,000	$253	60
5162 NE 122nd Blvd	0.64mi	3/2.0	1,314 (-6%)	2mo	$260,000	$198	59
876 Radclife Berea Pl	0.41mi	2/2.0 (-1)	1,228 (-12%)	2mo	$265,000	$216	54
2169 Smoaks St	0.37mi	2/2.0 (-1)	1,196 (-14%)	3mo	$260,000	$217	52
519 Weston Manor Dr	0.74mi	3/2.0	1,505 (+8%)	1mo	$374,900	$249	51
3109 Archer Ave	0.50mi	3/2.0	1,600 (+15%)	2mo	$400,000	$250	50
3001 Sandy Ln	0.70mi	3/2.0	1,542 (+11%)	0mo	$320,220	$208	49

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-60,090
• Equity at exit: $50,680

10-year hold

• IRR: -8.2%
• Equity multiple: 0.47×
• Total profit: $-50,860
• Equity at exit: $29,388

Cash invested: $95,172 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,863 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$142
• HOA: −$204
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-122

Break-even live

Break-even rent $3,017

Max offer price $318,403

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-25	+0% $-122	+5% $-218	+10% $-314
Rent	-10% $-348	-5% $-235	+0% $-122	+5% $-9	+10% $105
Rate	-1.0pp $49	-0.5pp $-35	base $-122	+0.5pp $-210	+1.0pp $-299

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3260 Atwell Ave The Villages, FL	3.0	2.0	1392	$2,500	$1.80	22d	1	0.08mi
3292 Riverton Rd The Villages, FL	2.0	2.0	1143	$2,100	$1.84	22d	1	0.09mi
3207 Woodridge Dr The Villages, FL	2.0	2.0	1148	$4,200	$3.66	22d	1	0.25mi
3489 Cambria Cir The Villages, FL	2.0	2.0	1188	$1,745	$1.47	22d	1	0.36mi
888 Radclife Berea Pl The Villages, FL	2.0	2.0	1288	$4,200	$3.26	22d	1	0.42mi
971 Kingmont Ter The Villages, FL	3.0	2.0	1392	$3,400	$2.44	22d	1	0.44mi
3545 Idlewood Loop The Villages, FL	2.0	2.0	1240	$4,500	$3.63	22d	1	0.54mi
6367 NE 118th Ave The Villages, FL	3.0–4.0	2.0–2.5	1645	$1,925	$1.17	22d	10	0.79mi
12020 Brush Hill Rd Oxford, FL	1.0–3.0	1.0–2.0	947	$2,295	$2.42	22d	15	0.83mi
650 Richland Rd The Villages, FL	2.0	2.0	1188	$4,500	$3.79	22d	1	0.96mi
12388 NE 48th Loop Oxford, FL	3.0	2.0	1426	$1,700	$1.19	22d	1	0.96mi
2111 Thornton Ter The Villages, FL	2.0	2.0	1156	$4,400	$3.81	22d	1	0.98mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	22d	1	1.01mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	22d	1	1.06mi
2864 Leicester Ter Unit 1525680P The Villages, FL	2.0	2.0	1130	$2,090	$1.85	22d	1	1.22mi
2685 Craven Way The Villages, FL	2.0	2.0	1156	$4,600	$3.98	22d	1	1.40mi
2340 Pickens Pl The Villages, FL	2.0	2.0	1156	$1,900	$1.64	22d	1	1.42mi
2390 Southern Oak St The Villages, FL	2.0	2.0	1156	$5,300	$4.58	22d	1	1.43mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 6 events

1. 2026-05-09
   status Pending
2. 2026-05-04
   listed $339,900 Active
3. 2023-09-07
   soldstatus $359,500
4. 2023-09-01
   soldstatus $359,500 Closed 628-char remark

   Show marketing remark (628 chars)

   Under contract-accepting backup offers. AMAZING Amarillo/Sunkiss expanded model with Florida Room. Corner Lot, Great location in the Village of Polo Ridge. Convenient to all the shopping of the 466 corridor. Volume ceilings, Split bedroom design, OPEN FLOOR PLAN, 4 solar tubes, BOND PAID, wood floors in main living area, NEWER hip roof and HVAC, Remolded guest bathroom with shower, Air handler in garage, Enclosed lanai with tile floor, Painted drive and entry, Plantation shutters, Murphy Bed, and the list goes on and on. Come live The Villages Life style in this move in ready home. Furniture package available separately.

5. 2023-08-04
   status Pending 628-char remark

   Show marketing remark (628 chars)

   Under contract-accepting backup offers. AMAZING Amarillo/Sunkiss expanded model with Florida Room. Corner Lot, Great location in the Village of Polo Ridge. Convenient to all the shopping of the 466 corridor. Volume ceilings, Split bedroom design, OPEN FLOOR PLAN, 4 solar tubes, BOND PAID, wood floors in main living area, NEWER hip roof and HVAC, Remolded guest bathroom with shower, Air handler in garage, Enclosed lanai with tile floor, Painted drive and entry, Plantation shutters, Murphy Bed, and the list goes on and on. Come live The Villages Life style in this move in ready home. Furniture package available separately.

6. 2023-07-26
   listed $364,900 Active 628-char remark

   Show marketing remark (628 chars)

   Under contract-accepting backup offers. AMAZING Amarillo/Sunkiss expanded model with Florida Room. Corner Lot, Great location in the Village of Polo Ridge. Convenient to all the shopping of the 466 corridor. Volume ceilings, Split bedroom design, OPEN FLOOR PLAN, 4 solar tubes, BOND PAID, wood floors in main living area, NEWER hip roof and HVAC, Remolded guest bathroom with shower, Air handler in garage, Enclosed lanai with tile floor, Painted drive and entry, Plantation shutters, Murphy Bed, and the list goes on and on. Come live The Villages Life style in this move in ready home. Furniture package available separately.

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/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 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: $34,359
• − Mortgage interest: −$19,040
• − Property taxes: −$3,067
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − HOA: −$2,448
• − Depreciation: −$9,888
• Taxable loss: −$7,280
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $287/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

-6.9% since first listed

6 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $339,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-07 Sold (Public Records) $359,500 Public Records
• 2023-09-01 Sold (MLS) $359,500 Stellar MLS as Distributed by MLS Grid
• 2023-08-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-26 Listed $364,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $3,067 · +0.7% YoY. Source: county tax records.