8017 SE 175th Columbia Pl · The Villages, FL 32162

$314,900

3 bd · 2.0 ba · 1,527 sqft · SingleFamily public records · 155 Days on market

Built 2002 5,227 sqft lot $206/sqft · at area comps Est $327k · at est.

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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 +11.0/30.0
• ARV discount +9.2/15.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning Amarillo model located in The Villages, offering exceptional convenience to shopping, dining, golf, and all the lifestyle amenities this sought-after community is known for. This energy-efficient home features fully insulated vinyl siding that creates an effective thermal barrier—helping you enjoy year-round comfort while saving on utility costs. Step inside to a bright, open floor plan where the spacious living room, dining area, and kitchen come together seamlessly. The kitchen is thoughtfully designed with granite countertops, abundant cabinetry, tile flooring, and a solar tube that fills the space with natural light. The generous primary suite offers a relaxing retreat, complete with a bathroom featuring a marble sink and vanity. Additional highlights include crown molding throughout, real hardwood floors, an inside laundry room, and an enclosed lanai perfect for enjoying Florida living in comfort. Outside, paver accents on the driveway, walkway, porch, and patio enhance the home’s curb appeal and beautifully complement the lush landscaping that surrounds the property. This well-maintained Amarillo model combines style, efficiency, and location—an ideal place to call home in The Villages.

Key facts

• Abundant cabinetry
• Tile flooring
• Solar tube

Tags

• FULLY INSULATED VINYL SIDING
• BRIGHT OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• ABUNDANT CABINETRY
• TILE FLOORING
• SOLAR TUBE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (22.7% below list).
• Recommended offer: $243k (22.7% 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: 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; 11 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 39% 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 $9k 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 155 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.
• Current owner paid $218k; 45% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,473 (22.7% 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. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 10.8

CMA / ARV

• ARV (median comp): $327,069
• List price: $314,900
• Delta: -3.72%
• Verdict: FAIR
• 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	0.17mi	3/2.0	1,404 (-8%)	3mo	$355,000	$253	76
17760 SE 85th Causton Ct	0.54mi	3/2.0	1,539 (+1%)	1mo	$365,000	$237	72
17173 SE 79th Mclawren Ter	0.43mi	3/2.0	1,493 (-2%)	5mo	$249,900	$167	72
17966 SE 85th Causton Ct	0.66mi	3/2.0	1,548 (+1%)	9mo	$330,000	$213	59
16925 SE 77th Northridge Ct	0.68mi	3/2.0	1,490 (-2%)	6mo	$310,000	$208	59
17107 SE 78th Parlange Ter	0.42mi	3/2.0	1,359 (-11%)	6mo	$385,000	$283	57
17972 SE 84th Abercorn Ct	0.58mi	3/2.0	1,392 (-9%)	2mo	$257,000	$185	56
3582 Reston Dr	0.66mi	3/2.0	1,622 (+6%)	8mo	$312,000	$192	52
3531 Reston Dr	0.57mi	3/2.0	1,392 (-9%)	8mo	$284,200	$204	52
8489 SE 177th Bartram Loop	0.63mi	3/2.0	1,392 (-9%)	6mo	$425,000	$305	51
3466 Richmond Dr	0.71mi	3/2.0	1,392 (-9%)	6mo	$275,000	$198	46
8078 SE 169th Tweedside Loop	0.68mi	2/2.0 (-1)	1,400 (-8%)	8mo	$336,000	$240	43

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-57,214
• Equity at exit: $46,953

10-year hold

• IRR: -9.1%
• Equity multiple: 0.42×
• Total profit: $-51,309
• Equity at exit: $27,227

Cash invested: $88,172 (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: 550
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$273 /mo · $3,277/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-132

Break-even live

Break-even rent $2,602

Max offer price $291,537

Occupancy floor —

Sensitivity live

Price	-10% $46	-5% $-43	+0% $-132	+5% $-221	+10% $-311
Rent	-10% $-325	-5% $-228	+0% $-132	+5% $-36	+10% $60
Rate	-1.0pp $26	-0.5pp $-52	base $-132	+0.5pp $-214	+1.0pp $-297

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	22d	1	0.15mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	22d	1	0.24mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	22d	1	0.30mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	22d	1	0.43mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	22d	1	0.48mi
7781 SE 166th Smallwood Pl The Villages, FL	3.0	2.0	1924	$2,300	$1.20	22d	1	0.98mi
8198 SE 164th Pl Summerfield, FL	3.0	1.5	1965	$2,650	$1.35	22d	1	1.09mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	1.20mi
16475 SE 89th Ter Summerfield, FL	4.0	3.0	1942	$2,700	$1.39	14d	1	1.47mi
17522 SE 95th Cir Summerfield, FL	2.0	2.0	1884	$1,875	$1.00	22d	1	1.48mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	22d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $314,900 Active 155 DOM
2. 2026-06-17
   days on market $314,900 Active 154 DOM
3. 2026-06-16
   days on market $314,900 Active 153 DOM
4. 2026-06-15
   days on market $314,900 Active 152 DOM
5. 2026-06-14
   days on market $314,900 Active 150 DOM
6. 2026-06-13
   days on market $314,900 Active 149 DOM
7. 2026-06-10
   days on market $314,900 Active 147 DOM
8. 2026-06-09
   days on market $314,900 Active 146 DOM
9. 2026-06-08
   days on market $314,900 Active 145 DOM
10. 2026-06-07
    days on market $314,900 Active 144 DOM
11. 2026-06-03
    days on market $314,900 Active 140 DOM
12. 2026-06-02
    days on market $314,900 Active 139 DOM
13. 2026-05-31
    days on market $314,900 Active 137 DOM
14. 2026-05-30
    days on market $314,900 Active 136 DOM
15. 2026-05-14
    price $314,900 1238-char remark

    Show marketing remark (1238 chars)

    Stunning Amarillo model located in The Villages, offering exceptional convenience to shopping, dining, golf, and all the lifestyle amenities this sought-after community is known for. This energy-efficient home features fully insulated vinyl siding that creates an effective thermal barrier—helping you enjoy year-round comfort while saving on utility costs. Step inside to a bright, open floor plan where the spacious living room, dining area, and kitchen come together seamlessly. The kitchen is thoughtfully designed with granite countertops, abundant cabinetry, tile flooring, and a solar tube that fills the space with natural light. The generous primary suite offers a relaxing retreat, complete with a bathroom featuring a marble sink and vanity. Additional highlights include crown molding throughout, real hardwood floors, an inside laundry room, and an enclosed lanai perfect for enjoying Florida living in comfort. Outside, paver accents on the driveway, walkway, porch, and patio enhance the home’s curb appeal and beautifully complement the lush landscaping that surrounds the property. This well-maintained Amarillo model combines style, efficiency, and location—an ideal place to call home in The Villages.

16. 2026-04-09
    price $319,900 1238-char remark

    Show marketing remark (1238 chars)

    Stunning Amarillo model located in The Villages, offering exceptional convenience to shopping, dining, golf, and all the lifestyle amenities this sought-after community is known for. This energy-efficient home features fully insulated vinyl siding that creates an effective thermal barrier—helping you enjoy year-round comfort while saving on utility costs. Step inside to a bright, open floor plan where the spacious living room, dining area, and kitchen come together seamlessly. The kitchen is thoughtfully designed with granite countertops, abundant cabinetry, tile flooring, and a solar tube that fills the space with natural light. The generous primary suite offers a relaxing retreat, complete with a bathroom featuring a marble sink and vanity. Additional highlights include crown molding throughout, real hardwood floors, an inside laundry room, and an enclosed lanai perfect for enjoying Florida living in comfort. Outside, paver accents on the driveway, walkway, porch, and patio enhance the home’s curb appeal and beautifully complement the lush landscaping that surrounds the property. This well-maintained Amarillo model combines style, efficiency, and location—an ideal place to call home in The Villages.

17. 2026-02-23
    price $324,900 1238-char remark

    Show marketing remark (1238 chars)

    Stunning Amarillo model located in The Villages, offering exceptional convenience to shopping, dining, golf, and all the lifestyle amenities this sought-after community is known for. This energy-efficient home features fully insulated vinyl siding that creates an effective thermal barrier—helping you enjoy year-round comfort while saving on utility costs. Step inside to a bright, open floor plan where the spacious living room, dining area, and kitchen come together seamlessly. The kitchen is thoughtfully designed with granite countertops, abundant cabinetry, tile flooring, and a solar tube that fills the space with natural light. The generous primary suite offers a relaxing retreat, complete with a bathroom featuring a marble sink and vanity. Additional highlights include crown molding throughout, real hardwood floors, an inside laundry room, and an enclosed lanai perfect for enjoying Florida living in comfort. Outside, paver accents on the driveway, walkway, porch, and patio enhance the home’s curb appeal and beautifully complement the lush landscaping that surrounds the property. This well-maintained Amarillo model combines style, efficiency, and location—an ideal place to call home in The Villages.

18. 2026-01-14
    price $329,500 1238-char remark

    Show marketing remark (1238 chars)

    Stunning Amarillo model located in The Villages, offering exceptional convenience to shopping, dining, golf, and all the lifestyle amenities this sought-after community is known for. This energy-efficient home features fully insulated vinyl siding that creates an effective thermal barrier—helping you enjoy year-round comfort while saving on utility costs. Step inside to a bright, open floor plan where the spacious living room, dining area, and kitchen come together seamlessly. The kitchen is thoughtfully designed with granite countertops, abundant cabinetry, tile flooring, and a solar tube that fills the space with natural light. The generous primary suite offers a relaxing retreat, complete with a bathroom featuring a marble sink and vanity. Additional highlights include crown molding throughout, real hardwood floors, an inside laundry room, and an enclosed lanai perfect for enjoying Florida living in comfort. Outside, paver accents on the driveway, walkway, porch, and patio enhance the home’s curb appeal and beautifully complement the lush landscaping that surrounds the property. This well-maintained Amarillo model combines style, efficiency, and location—an ideal place to call home in The Villages.

19. 2026-01-14
    listed $324,900 Active 1238-char remark

    Show marketing remark (1238 chars)

    Stunning Amarillo model located in The Villages, offering exceptional convenience to shopping, dining, golf, and all the lifestyle amenities this sought-after community is known for. This energy-efficient home features fully insulated vinyl siding that creates an effective thermal barrier—helping you enjoy year-round comfort while saving on utility costs. Step inside to a bright, open floor plan where the spacious living room, dining area, and kitchen come together seamlessly. The kitchen is thoughtfully designed with granite countertops, abundant cabinetry, tile flooring, and a solar tube that fills the space with natural light. The generous primary suite offers a relaxing retreat, complete with a bathroom featuring a marble sink and vanity. Additional highlights include crown molding throughout, real hardwood floors, an inside laundry room, and an enclosed lanai perfect for enjoying Florida living in comfort. Outside, paver accents on the driveway, walkway, porch, and patio enhance the home’s curb appeal and beautifully complement the lush landscaping that surrounds the property. This well-maintained Amarillo model combines style, efficiency, and location—an ideal place to call home in The Villages.

20. 2016-06-27
    soldstatus $217,500
21. 2016-06-01
    historical
22. 2016-02-05
    historical
23. 2015-12-01
    listed $230,000
24. 2015-12-01
    listed $230,000
25. 2014-11-07
    historical
26. 2014-09-16
    historical
27. 2014-05-03
    listed $239,900
28. 2014-05-01
    listed $239,900

ⓘ 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: $3,277 · $273/mo
• Projected year-2 tax: $3,277 · $273/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 · 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: $29,217
• − Mortgage interest: −$17,639
• − Property taxes: −$3,277
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − Depreciation: −$9,161
• Taxable loss: −$7,110
• Est. tax savings @ 24.0%: +$1,706
• After-tax cash flow: $119/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

+31.3% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $314,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $324,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $329,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $324,900 Stellar MLS as Distributed by MLS Grid
• 2016-06-27 Sold (Public Records) $217,500 Public Records
• 2016-06-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-12-01 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-01 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-09-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-03 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2014-05-01 Listed $239,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $3,277 · +6.3% YoY. Source: county tax records.