8241 SE 176th Lawson Loop · The Villages, FL 32162

$232,750

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 126 Days on market

Built 2002 6,098 sqft lot $167/sqft · 21% below area Est $293k · 21% under $199/mo HOA · 6% of rent ↓ 23% since listing

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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 +24.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +8.1/10.0
• 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

PRICE REDUCTION! SELLER IS OFFERING $3000 CREDIT TOWARD CLOSING COSTS. Discover a rare opportunity in the premier Village of Piedmont. This AMARILLO model home features 3 bedrooms and 2 bathrooms across nearly 1,400 square feet of airy living space. Designed with a desirable split floor plan, the home boasts vaulted ceilings and a seamless flow from the kitchen to the living and dining areas. Major infrastructure is already updated, including a new roof (2021), HVAC (2015), and a gas water heater (2016). Outdoor enthusiasts will love the 20' x 10' enclosed rear lanai, which offers a private retreat. Inside, the primary suite includes a generous walk-in closet. With just a touch of cosmetic TLC, this home is ready to become your ultimate Florida escape. Buyer and buyers Realtor are responsible for confirming all MLS information. Please provide POF and submit offers on FARBAR As-is contract REV 7/23 or most current revision. All offers must be highest and best. Cash offers require 10 percent EMD. Submit offers to Listing Agents Email. Escrow deposit will be held by listed closing agent.

Key facts

• Gas water heater
• Split floor plan
• Updated hvac

Tags

• SOLID BLOCK-AND-STUCCO
• SPLIT FLOOR PLAN
• VAULTED CEILINGS
• NEW ROOF
• UPDATED HVAC
• GAS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $233k).
• Recommended offer: $205k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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.
• Market conditions: Rents rising (+3.9%/yr); 550 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $3,183/mo this rent would consume 52% 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 $7k 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 $65k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $92k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,820 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 6.1

CMA / ARV

• ARV (median comp): $293,439
• List price: $232,750
• Delta: -20.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17640 SE 81st Timberwood Ter	0.21mi	3/2.0	1,404 (+1%)	3mo	$355,000	$253	86
17972 SE 84th Abercorn Ct	0.45mi	3/2.0	1,392 (0%)	2mo	$257,000	$185	77
8489 SE 177th Bartram Loop	0.46mi	3/2.0	1,392 (0%)	6mo	$425,000	$305	73
3531 Reston Dr	0.49mi	3/2.0	1,392 (0%)	8mo	$284,200	$204	70
17395 SE 82nd Pecan Ter	0.12mi	2/2.0 (-1)	1,202 (-14%)	0mo	$229,900	$191	66
17760 SE 85th Causton Ct	0.33mi	3/2.0	1,539 (+11%)	1mo	$365,000	$237	66
3466 Richmond Dr	0.64mi	3/2.0	1,392 (0%)	6mo	$275,000	$198	65
17107 SE 78th Parlange Ter	0.57mi	3/2.0	1,359 (-2%)	6mo	$385,000	$283	65
17173 SE 79th Mclawren Ter	0.43mi	3/2.0	1,493 (+7%)	5mo	$249,900	$167	64
8078 SE 169th Tweedside Loop	0.70mi	2/2.0 (-1)	1,400 (+1%)	8mo	$336,000	$240	55
1812 Sanibel Ct	0.59mi	3/2.0	1,229 (-12%)	5mo	$301,000	$245	49
17400 SE 77th Sycamore Ave	0.60mi	2/2.0 (-1)	1,198 (-14%)	8mo	$239,000	$199	38

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,418
• Equity at exit: $34,704

10-year hold

• IRR: 9.9%
• Equity multiple: 1.81×
• Total profit: $52,770
• Equity at exit: $20,124

Cash invested: $65,170 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,183 high
• Mortgage (P&I): −$1,221
• Tax from tax record: −$495 /mo · $5,946/yr
• Insurance: −$97
• HOA: −$199
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $503

Break-even live

Break-even rent $2,547

Max offer price $232,750

Occupancy floor 79%

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: $58,188
• Closing costs: $6,982
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	21d	1	0.15mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.18mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.34mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.43mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	0.73mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.96mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	1.21mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.24mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	1.26mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	1.28mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	21d	1	1.32mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	21d	1	1.36mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: watergas

Listing history 11 events

1. 2026-06-18
   days on market $232,750 Active 126 DOM
2. 2026-06-17
   days on market $232,750 Active 125 DOM
3. 2026-06-16
   pricedays on market $232,750 Active 124 DOM
4. 2026-06-15
   days on market $249,900 Active 123 DOM
5. 2026-06-14
   status $249,900 Active 121 DOM
6. 2026-05-15
   status Active 1101-char remark

   Show marketing remark (1101 chars)

   PRICE REDUCTION! SELLER IS OFFERING $3000 CREDIT TOWARD CLOSING COSTS. Discover a rare opportunity in the premier Village of Piedmont. This AMARILLO model home features 3 bedrooms and 2 bathrooms across nearly 1,400 square feet of airy living space. Designed with a desirable split floor plan, the home boasts vaulted ceilings and a seamless flow from the kitchen to the living and dining areas. Major infrastructure is already updated, including a new roof (2021), HVAC (2015), and a gas water heater (2016). Outdoor enthusiasts will love the 20' x 10' enclosed rear lanai, which offers a private retreat. Inside, the primary suite includes a generous walk-in closet. With just a touch of cosmetic TLC, this home is ready to become your ultimate Florida escape. Buyer and buyers Realtor are responsible for confirming all MLS information. Please provide POF and submit offers on FARBAR As-is contract REV 7/23 or most current revision. All offers must be highest and best. Cash offers require 10 percent EMD. Submit offers to Listing Agents Email. Escrow deposit will be held by listed closing agent.

7. 2026-05-14
   status Pending 1101-char remark

   Show marketing remark (1101 chars)

   PRICE REDUCTION! SELLER IS OFFERING $3000 CREDIT TOWARD CLOSING COSTS. Discover a rare opportunity in the premier Village of Piedmont. This AMARILLO model home features 3 bedrooms and 2 bathrooms across nearly 1,400 square feet of airy living space. Designed with a desirable split floor plan, the home boasts vaulted ceilings and a seamless flow from the kitchen to the living and dining areas. Major infrastructure is already updated, including a new roof (2021), HVAC (2015), and a gas water heater (2016). Outdoor enthusiasts will love the 20' x 10' enclosed rear lanai, which offers a private retreat. Inside, the primary suite includes a generous walk-in closet. With just a touch of cosmetic TLC, this home is ready to become your ultimate Florida escape. Buyer and buyers Realtor are responsible for confirming all MLS information. Please provide POF and submit offers on FARBAR As-is contract REV 7/23 or most current revision. All offers must be highest and best. Cash offers require 10 percent EMD. Submit offers to Listing Agents Email. Escrow deposit will be held by listed closing agent.

8. 2026-05-01
   price $249,900 1101-char remark

   Show marketing remark (1101 chars)

   PRICE REDUCTION! SELLER IS OFFERING $3000 CREDIT TOWARD CLOSING COSTS. Discover a rare opportunity in the premier Village of Piedmont. This AMARILLO model home features 3 bedrooms and 2 bathrooms across nearly 1,400 square feet of airy living space. Designed with a desirable split floor plan, the home boasts vaulted ceilings and a seamless flow from the kitchen to the living and dining areas. Major infrastructure is already updated, including a new roof (2021), HVAC (2015), and a gas water heater (2016). Outdoor enthusiasts will love the 20' x 10' enclosed rear lanai, which offers a private retreat. Inside, the primary suite includes a generous walk-in closet. With just a touch of cosmetic TLC, this home is ready to become your ultimate Florida escape. Buyer and buyers Realtor are responsible for confirming all MLS information. Please provide POF and submit offers on FARBAR As-is contract REV 7/23 or most current revision. All offers must be highest and best. Cash offers require 10 percent EMD. Submit offers to Listing Agents Email. Escrow deposit will be held by listed closing agent.

9. 2026-03-27
   price $263,150 1101-char remark

   Show marketing remark (1101 chars)

   PRICE REDUCTION! SELLER IS OFFERING $3000 CREDIT TOWARD CLOSING COSTS. Discover a rare opportunity in the premier Village of Piedmont. This AMARILLO model home features 3 bedrooms and 2 bathrooms across nearly 1,400 square feet of airy living space. Designed with a desirable split floor plan, the home boasts vaulted ceilings and a seamless flow from the kitchen to the living and dining areas. Major infrastructure is already updated, including a new roof (2021), HVAC (2015), and a gas water heater (2016). Outdoor enthusiasts will love the 20' x 10' enclosed rear lanai, which offers a private retreat. Inside, the primary suite includes a generous walk-in closet. With just a touch of cosmetic TLC, this home is ready to become your ultimate Florida escape. Buyer and buyers Realtor are responsible for confirming all MLS information. Please provide POF and submit offers on FARBAR As-is contract REV 7/23 or most current revision. All offers must be highest and best. Cash offers require 10 percent EMD. Submit offers to Listing Agents Email. Escrow deposit will be held by listed closing agent.

10. 2026-03-03
    price $277,000 1101-char remark

    Show marketing remark (1101 chars)

    PRICE REDUCTION! SELLER IS OFFERING $3000 CREDIT TOWARD CLOSING COSTS. Discover a rare opportunity in the premier Village of Piedmont. This AMARILLO model home features 3 bedrooms and 2 bathrooms across nearly 1,400 square feet of airy living space. Designed with a desirable split floor plan, the home boasts vaulted ceilings and a seamless flow from the kitchen to the living and dining areas. Major infrastructure is already updated, including a new roof (2021), HVAC (2015), and a gas water heater (2016). Outdoor enthusiasts will love the 20' x 10' enclosed rear lanai, which offers a private retreat. Inside, the primary suite includes a generous walk-in closet. With just a touch of cosmetic TLC, this home is ready to become your ultimate Florida escape. Buyer and buyers Realtor are responsible for confirming all MLS information. Please provide POF and submit offers on FARBAR As-is contract REV 7/23 or most current revision. All offers must be highest and best. Cash offers require 10 percent EMD. Submit offers to Listing Agents Email. Escrow deposit will be held by listed closing agent.

11. 2026-01-25
    listed $325,000 Active 1101-char remark

    Show marketing remark (1101 chars)

    PRICE REDUCTION! SELLER IS OFFERING $3000 CREDIT TOWARD CLOSING COSTS. Discover a rare opportunity in the premier Village of Piedmont. This AMARILLO model home features 3 bedrooms and 2 bathrooms across nearly 1,400 square feet of airy living space. Designed with a desirable split floor plan, the home boasts vaulted ceilings and a seamless flow from the kitchen to the living and dining areas. Major infrastructure is already updated, including a new roof (2021), HVAC (2015), and a gas water heater (2016). Outdoor enthusiasts will love the 20' x 10' enclosed rear lanai, which offers a private retreat. Inside, the primary suite includes a generous walk-in closet. With just a touch of cosmetic TLC, this home is ready to become your ultimate Florida escape. Buyer and buyers Realtor are responsible for confirming all MLS information. Please provide POF and submit offers on FARBAR As-is contract REV 7/23 or most current revision. All offers must be highest and best. Cash offers require 10 percent EMD. Submit offers to Listing Agents Email. Escrow deposit will be held by listed closing agent.

ⓘ 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: $5,946 · $495/mo
• Projected year-2 tax: $5,946 · $495/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 · 21 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: $38,201
• − Mortgage interest: −$13,038
• − Property taxes: −$5,946
• − Insurance: −$1,164
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − HOA: −$2,388
• − Depreciation: −$6,771
• Taxable income: $2,783
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $5,366/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

-23.1% since first listed

6 events — show timeline

• 2026-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $263,150 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $277,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Listed $325,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2025): $5,946 · +65.8% YoY. Source: county tax records.