16922 SE 81st Charlesfort Ave · The Villages, FL 32162

$245,000

2 bd · 2.0 ba · 1,183 sqft · SingleFamily public records · 46 Days on market

Built 2003 3,485 sqft lot $207/sqft · 23% below area Est $319k · 23% under $204/mo HOA · 10% 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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * TURNKEY * * * BOND PAID! * * * HVAC 2022 * * * * * * ROOF 2018 * * * Discover this charming 2-bedroom, 2-bath Colony Patio Villa nestled in the sought-after Village of Calumet Grove. This home is fully furnished and TURNKEY making it the perfect Florida retreat for stress-free living. From the curb, you’ll appreciate the established landscaping and decorative painted walkway that leads to a welcoming lanai with updated flooring—an ideal spot for relaxing or gathering with guests. Inside, the home opens to a spacious layout with vaulted ceilings that enhance the light and open atmosphere. The main living areas feature updated luxury vinyl plank flooring fo

Key facts

• 3,485 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Turnkey furnished; Living area approximately 1183 square feet; Building area total approximately 1667 square feet; Lot about 0.08 acre (approx. 40 x 88)
• Financial info: Total monthly fees: $204; Total annual fees: $2,448; Other annual assessment: $972; Lease restrictions apply
• HOA & community: Monthly association fee of $204; Association amenities include golf course, pool, recreation facilities, tennis courts and trails; Community features include deed restrictions, golf carts allowed, park, playground, and senior community

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Residential villa; Single-story (One level); Northeast facing; PUD zoning; CDD present; Homestead status
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as COLONY model
• Exterior features: Lighting; Rain gutters; Sliding doors; Paved lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Walk-in closet(s); Blinds
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (14.7% below list).
• Recommended offer: $200k (18.5% below list) — sets the bar for cash-flow.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($74k/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 $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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $203k; 21% 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 $199,729 (18.5% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 9.8

CMA / ARV

• ARV (median comp): $318,560
• List price: $245,000
• Delta: -23.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16952 SE 81st Charlesfort Ave	0.02mi	2/2.0	1,163 (-2%)	20mo	$245,000	$211	80
17395 SE 82nd Pecan Ter	0.51mi	2/2.0	1,202 (+2%)	1mo	$229,900	$191	73
17126 SE 78th Larchmont Ct	0.33mi	2/2.0	1,229 (+4%)	14mo	$352,000	$286	66
8385 SE 173rd Hendricks Ln	0.54mi	2/2.0	1,177 (-0%)	10mo	$295,000	$251	66
17400 SE 77th Sycamore Ave	0.57mi	2/2.0	1,198 (+1%)	8mo	$239,000	$199	65
17107 SE 78th Parlange Ter	0.23mi	3/2.0 (+1)	1,359 (+15%)	6mo	$385,000	$283	54
17385 SE 76th Champion Ave	0.62mi	2/2.0	1,125 (-5%)	13mo	$305,000	$271	52
17415 SE 82nd Pecan Ter	0.52mi	2/1.0	1,071 (-10%)	10mo	$229,900	$215	47

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: -22.6%
• Equity multiple: 0.21×
• Total profit: $-53,906
• Equity at exit: $36,530

10-year hold

• IRR: -14.3%
• Equity multiple: 0.14×
• Total profit: $-59,130
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$102
• HOA: −$204
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-256

Break-even live

Break-even rent $2,415

Max offer price $199,729

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-187	+0% $-256	+5% $-326	+10% $-395
Rent	-10% $-421	-5% $-339	+0% $-256	+5% $-174	+10% $-91
Rate	-1.0pp $-133	-0.5pp $-194	base $-256	+0.5pp $-320	+1.0pp $-384

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	23d	1	0.42mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	23d	1	0.46mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	23d	1	0.48mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	23d	1	0.67mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	23d	1	0.93mi
8352 SE 158th Pl Summerfield, FL	3.0	2.0	1232	$2,000	$1.62	15d	1	1.14mi
8364 SE 158th Pl Summerfield, FL	3.0	2.0	1374	$2,000	$1.46	15d	1	1.15mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	23d	1	1.29mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	23d	1	1.29mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	23d	1	1.43mi
8721 SE 157th St Summerfield, FL	3.0	2.0	1236	$1,650	$1.33	23d	1	1.45mi

HOA detail

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

Listing history 29 events

1. 2026-06-21
   days on market $245,000 Active 46 DOM
2. 2026-06-18
   days on market $245,000 Active 43 DOM
3. 2026-06-17
   days on market $245,000 Active 42 DOM
4. 2026-06-16
   days on market $245,000 Active 41 DOM
5. 2026-06-15
   days on market $245,000 Active 40 DOM
6. 2026-06-14
   days on market $245,000 Active 38 DOM
7. 2026-06-13
   days on market $245,000 Active 37 DOM
8. 2026-06-10
   days on market $245,000 Active 35 DOM
9. 2026-06-09
   days on market $245,000 Active 34 DOM
10. 2026-06-09
    price $245,000 Active 33 DOM
11. 2026-06-08
    days on market $255,000 Active 33 DOM
12. 2026-06-07
    days on market $255,000 Active 32 DOM
13. 2026-06-03
    days on market $255,000 Active 28 DOM
14. 2026-06-02
    days on market $255,000 Active 27 DOM
15. 2026-06-01
    days on market $255,000 Active 26 DOM
16. 2026-05-31
    days on market $255,000 Active 25 DOM
17. 2026-05-30
    days on market $255,000 Active 24 DOM
18. 2026-05-06
    listed $265,000 Active 1612-char remark
19. 2026-03-30
    historical
20. 2026-03-19
    listed $275,000 Active
21. 2025-05-12
    historical
22. 2025-05-08
    listed $259,900 Active
23. 2021-07-01
    soldstatus $203,000
24. 2009-10-30
    soldstatus $134,000
25. 2008-08-13
    soldstatus $139,000
26. 2007-09-15
    historical
27. 2007-08-15
    historical
28. 2007-03-15
    listed $175,000
29. 2007-03-15
    listed $175,000

ⓘ 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: $3,802 · $317/mo
• Projected year-2 tax: $3,802 · $317/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,085
• − Mortgage interest: −$13,724
• − Property taxes: −$3,802
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$2,448
• − Depreciation: −$7,127
• Taxable loss: −$7,254
• Est. tax savings @ 24.0%: +$1,741
• After-tax cash flow: $-1,334/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

+40.0% since first listed

14 events — show timeline

• 2026-06-08 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2021-07-01 Sold (Public Records) $203,000 Public Records
• 2009-10-30 Sold (Public Records) $134,000 Public Records
• 2008-08-13 Sold (Public Records) $139,000 Public Records
• 2007-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-08-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-03-15 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-15 Listed $175,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $3,802 · +6.2% YoY. Source: county tax records.