10165 SE 158th Ln · The Villages, FL 34491

$283,070

4 bd · 2.0 ba · 1,498 sqft · SingleFamily · 7 Days on market

Built 2026 Good condition 0.27 ac lot $44/mo HOA · 2% of rent

---

Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.2/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all concrete block constructed, one-story home optimizes living space, featuring an open-concept kitchen overlooking the great room and outdoor patio. The well-appointed kitchen comes with all stainless-steel appliances, including a built-in dishwasher, range, and microwave. Bedroom 1 is located at the rear of the home for privacy and features an ensuite bathroom and walk-in closet near the bathroom. Two additional bedrooms at the front of the home are separated by the second bathroom. The third bedroom is located across the hallway near the laundry room. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CRC057592.

Key facts

• Open-concept kitchen
• Walk-in closet
• Laundry room

Tags

• OPEN-CONCEPT KITCHEN
• OUTDOOR PATIO
• STAINLESS-STEEL APPLIANCES
• ENSUITE BATHROOM
• WALK-IN CLOSET
• LAUNDRY ROOM

Property features AI

Finance

• Other: Lease restrictions apply; Permit number 26-03-08164
• HOA & community: HOA managed by Boyd Property Management; Monthly HOA fee of $44 (required); association approval required; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; Under construction with projected completion in 2026-10-05; One story; Home faces west; Model: Freeport II
• Construction: Block construction; Shingle roof; Slab foundation; New construction by DR Horton INC; Builder license CRC057592
• Exterior features: Irrigation system; Paved road access; Lot size approximately 0.27 acres (1/4 to less than 1/2 acre)

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Home comes with a builder-provided warranty
• Laundry & utility: Dedicated laundry room

🏗️ New construction. The $283,070 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,074.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $283k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (13.7% below list).
• Recommended offer: $244k (13.7% 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.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Lake Weir High School (math 23% / reading 34%, grade F, #458 of 667 statewide, top 69%, 1,483 students, 68% FRL).
• Market conditions: 705 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 44% of the median local income ($67k/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 $10k of value loss. Plan a longer hold.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $244,240 (13.7% 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: 0.77% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $319,074
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15883 SE 98th Ter	0.26mi	3/2.0 (-1)	1,430 (-4%)	7mo	$245,000	$171	69
15828 SE 98th Ter	0.30mi	3/2.0 (-1)	1,349 (-10%)	12mo	$287,000	$213	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.19×
• Total profit: $-71,992
• Equity at exit: $47,575

10-year hold

• IRR: -18.3%
• Equity multiple: 0.01×
• Total profit: $-88,637
• Equity at exit: $27,588

Cash invested: $89,341 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 705
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,786/yr
• Insurance: −$133
• HOA: −$44
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-320

Break-even live

Break-even rent $2,847

Max offer price $272,834

Occupancy floor —

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: $79,768
• Closing costs: $9,572
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15886 SE 101st Cir Summerfield, FL	5.0	2.0	1708	$2,500	$1.46	14d	1	0.06mi
9871 SE 161st Lane Rd Unit 0 Summerfield, FL	4.0	2.0	1827	$2,200	$1.20	21d	1	0.29mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	14d	1	0.39mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	14d	1	0.75mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	21d	1	1.05mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	21d	1	1.17mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	21d	1	1.37mi
8721 SE 157th St Summerfield, FL	3.0	2.0	1236	$1,650	$1.33	21d	1	1.45mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 7 events

1. 2026-06-18
   days on market $283,070 Active 7 DOM
2. 2026-06-17
   days on market $283,070 Active 6 DOM
3. 2026-06-16
   days on market $283,070 Active 5 DOM
4. 2026-06-15
   days on market $283,070 Active 4 DOM
5. 2026-06-14
   days on market $283,070 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $283,070 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,309
• − Mortgage interest: −$17,873
• − Property taxes: −$4,786
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − HOA: −$528
• − Depreciation: −$9,282
• Taxable loss: −$9,445
• Est. tax savings @ 24.0%: +$2,267
• After-tax cash flow: $-1,568/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.

Condition & rehab AI · 13 photos

Good 85/100 Cosmetic rehab

This single-family home is in excellent condition with a good condition score of 85. It features a modern kitchen, well-maintained bathrooms, and a clean exterior. The home is move-in ready with minimal repairs needed and offers high potential for value enhancement through updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring with a more modern style — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances to the latest models — Modern appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home technology can enhance convenience and energy efficiency, making the home more attractive to buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and make the home more inviting for potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring with a more modern style — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances to the latest models — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home technology can enhance convenience and energy efficiency, making the home more attractive to buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and make the home more inviting for potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 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

• County: Marion County · 315,796 people
• City population: 83,973
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.67%
• Current HPI: 200.0792
• Rent YoY: —
• Metro: Ocala, 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $283,070 Zillow
• 2026-06-11 Listed $283,070 Stellar MLS as Distributed by MLS Grid