8015 SE 174th Belhaven Loop · The Villages, FL 32162

$275,000

2 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 45 Days on market

Built 2002 5,663 sqft lot $240/sqft · 7% below area Est $297k · 7% under

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Why this score? — see what drove the B- 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 +26.1/30.0
• ARV discount +10.8/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• 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~! Turnkey, including Golf Cart, dishes, cookware and glassware. Top to Bottom "Thumper" Garage Screen (great ventilation and privacy). New Appliances in 2022. Window Treatments and Blinds included. Fully Enclosed Florida Room with Tile Flooring and Mini Split (Sep. Heat and A/C). Three Fruit Trees. .. Meyer Lemon, Flame Grapefruit and Brown Select Satsum. Extra Insulation, including above garage area. ROOF 2019, HVAC 2017, Water Heater 2019. Home has been Maticulously Cared for = Immaculate Condition, Truly a MUST SEE~! AED across street. Back on market 5/14/2026 at no fault of sellers, Buyer's Financing fell through. Close Proximety to Chatham, Mulberry, First Responders and Laurel Manor Recreation Centers, Two Championship Golf Courses and Four Executive Golf Courses, Pickleball, Swimming Pools, Tennis, Superb Restaurants. .. Everything the Villages Lifestyle has to Enjoy~!

Key facts

• Roof
• Florida room
• Extra insulation

Tags

• GARAGE SCREEN
• NEW APPLIANCES
• FLORIDA ROOM
• FRUIT TREES
• EXTRA INSULATION
• ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 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 Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL).
• Market conditions: Rents rising (+3.9%/yr); 551 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $3,281/mo this rent would consume 53% 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $136k; list at $275k implies a 102% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $296,948
• List price: $275,000
• Delta: -7.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17395 SE 82nd Pecan Ter	0.18mi	2/2.0	1,202 (+5%)	1mo	$229,900	$191	83
8385 SE 173rd Hendricks Ln	0.29mi	2/2.0	1,177 (+2%)	10mo	$295,000	$251	74
17400 SE 77th Sycamore Ave	0.40mi	2/2.0	1,198 (+4%)	8mo	$239,000	$199	68
17415 SE 82nd Pecan Ter	0.18mi	2/1.0	1,071 (-7%)	10mo	$229,900	$215	68
17385 SE 76th Champion Ave	0.51mi	2/2.0	1,125 (-2%)	13mo	$305,000	$271	62
16952 SE 81st Charlesfort Ave	0.46mi	2/2.0	1,163 (+1%)	20mo	$245,000	$211	60
17126 SE 78th Larchmont Ct	0.38mi	2/2.0	1,229 (+7%)	14mo	$352,000	$286	59
1842 Captiva Ct	0.66mi	2/2.0	1,148 (0%)	16mo	$280,000	$244	56
1812 Sanibel Ct	0.73mi	3/2.0 (+1)	1,229 (+7%)	5mo	$301,000	$245	45

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $2,813
• Equity at exit: $41,003

10-year hold

• IRR: 11.5%
• Equity multiple: 1.94×
• Total profit: $72,452
• Equity at exit: $23,777

Cash invested: $77,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,281 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$340 /mo · $4,086/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $695

Break-even live

Break-even rent $2,402

Max offer price $275,000

Occupancy floor 74%

Sensitivity live

Price	-10% $851	-5% $773	+0% $695	+5% $617	+10% $539
Rent	-10% $436	-5% $565	+0% $695	+5% $825	+10% $954
Rate	-1.0pp $833	-0.5pp $765	base $695	+0.5pp $624	+1.0pp $551

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	23d	1	0.15mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	23d	1	0.18mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	23d	1	0.21mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	23d	1	0.48mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	23d	1	0.49mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	1.19mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	23d	1	1.40mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	23d	1	1.49mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	23d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $275,000 Active 45 DOM
2. 2026-06-18
   days on market $275,000 Active 42 DOM
3. 2026-06-17
   days on market $275,000 Active 41 DOM
4. 2026-06-16
   days on market $275,000 Active 40 DOM
5. 2026-06-15
   days on market $275,000 Active 39 DOM
6. 2026-06-14
   days on market $275,000 Active 37 DOM
7. 2026-06-13
   days on market $275,000 Active 36 DOM
8. 2026-06-10
   days on market $275,000 Active 34 DOM
9. 2026-06-09
   days on market $275,000 Active 33 DOM
10. 2026-06-08
    days on market $275,000 Active 32 DOM
11. 2026-06-07
    days on market $275,000 Active 31 DOM
12. 2026-06-03
    days on market $275,000 Active 27 DOM
13. 2026-06-02
    days on market $275,000 Active 26 DOM
14. 2026-06-01
    days on market $275,000 Active 25 DOM
15. 2026-05-31
    days on market $275,000 Active 24 DOM
16. 2026-05-30
    days on market $275,000 Active 23 DOM
17. 2026-05-14
    status Active 912-char remark

    Show marketing remark (912 chars)

    No Bond~! Turnkey, including Golf Cart, dishes, cookware and glassware. Top to Bottom "Thumper" Garage Screen (great ventilation and privacy). New Appliances in 2022. Window Treatments and Blinds included. Fully Enclosed Florida Room with Tile Flooring and Mini Split (Sep. Heat and A/C). Three Fruit Trees. .. Meyer Lemon, Flame Grapefruit and Brown Select Satsum. Extra Insulation, including above garage area. ROOF 2019, HVAC 2017, Water Heater 2019. Home has been Maticulously Cared for = Immaculate Condition, Truly a MUST SEE~! AED across street. Back on market 5/14/2026 at no fault of sellers, Buyer's Financing fell through. Close Proximety to Chatham, Mulberry, First Responders and Laurel Manor Recreation Centers, Two Championship Golf Courses and Four Executive Golf Courses, Pickleball, Swimming Pools, Tennis, Superb Restaurants. .. Everything the Villages Lifestyle has to Enjoy~!

18. 2026-04-17
    status Pending 912-char remark

    Show marketing remark (912 chars)

    No Bond~! Turnkey, including Golf Cart, dishes, cookware and glassware. Top to Bottom "Thumper" Garage Screen (great ventilation and privacy). New Appliances in 2022. Window Treatments and Blinds included. Fully Enclosed Florida Room with Tile Flooring and Mini Split (Sep. Heat and A/C). Three Fruit Trees. .. Meyer Lemon, Flame Grapefruit and Brown Select Satsum. Extra Insulation, including above garage area. ROOF 2019, HVAC 2017, Water Heater 2019. Home has been Maticulously Cared for = Immaculate Condition, Truly a MUST SEE~! AED across street. Back on market 5/14/2026 at no fault of sellers, Buyer's Financing fell through. Close Proximety to Chatham, Mulberry, First Responders and Laurel Manor Recreation Centers, Two Championship Golf Courses and Four Executive Golf Courses, Pickleball, Swimming Pools, Tennis, Superb Restaurants. .. Everything the Villages Lifestyle has to Enjoy~!

19. 2026-04-09
    listed $275,000 Active 912-char remark

    Show marketing remark (912 chars)

    No Bond~! Turnkey, including Golf Cart, dishes, cookware and glassware. Top to Bottom "Thumper" Garage Screen (great ventilation and privacy). New Appliances in 2022. Window Treatments and Blinds included. Fully Enclosed Florida Room with Tile Flooring and Mini Split (Sep. Heat and A/C). Three Fruit Trees. .. Meyer Lemon, Flame Grapefruit and Brown Select Satsum. Extra Insulation, including above garage area. ROOF 2019, HVAC 2017, Water Heater 2019. Home has been Maticulously Cared for = Immaculate Condition, Truly a MUST SEE~! AED across street. Back on market 5/14/2026 at no fault of sellers, Buyer's Financing fell through. Close Proximety to Chatham, Mulberry, First Responders and Laurel Manor Recreation Centers, Two Championship Golf Courses and Four Executive Golf Courses, Pickleball, Swimming Pools, Tennis, Superb Restaurants. .. Everything the Villages Lifestyle has to Enjoy~!

20. 2010-05-03
    soldstatus $135,900

ⓘ 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: $4,086 · $340/mo
• Projected year-2 tax: $4,086 · $340/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 8/10 Severe 7 d/yr ≥109°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,374
• − Mortgage interest: −$15,404
• − Property taxes: −$4,086
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,150
• − Management: −$3,150
• − Depreciation: −$8,000
• Taxable income: $4,209
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $7,329/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: 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

• 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 (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 (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 · 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: ▼ -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

+102.4% since first listed

4 events — show timeline

• 2026-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2010-05-03 Sold (Public Records) $135,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,086 · +7.3% YoY. Source: county tax records.