7874 SE 171st Buchanan Pl · The Villages, FL 32162

$254,000

2 bd · 2.0 ba · 1,153 sqft · SingleFamily public records · 4 Days on market

Built 2002 4,792 sqft lot Est $248k · at est.

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Why this score? — see what drove the C- 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 +21.4/30.0
• DSCR +6.8/10.0
• ARV discount +6.4/15.0
• 1% rule +5.5/10.0
• 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! FURNISHED! CORNER LOT! Don't pass up this lovely 2BR/2BA Block-Stucco Courtyard Villa in The Cameron Villas at Village of Calumet Grove. Comprised of 1153 square feet of living space and beautiful wood laminate flooring throughout, the furnishings add just the right touch of perfection! The kitchen is highlighted by Stainless Steel Appliances and wood cabinets as it overlooks the dining/living room combo. Enjoy the Florida breeze on the covered/screened in patio while your pets play in the full grass oversized fenced back yard. Sliding glass doors in the Living Room and Master Bedroom allow for tons of natural light into the home, and with this home situated on the corner, you have plenty of room to add on a golf cart garage! Whether you are looking for a house to be used as a rental or one to make your next home, this would be your perfect fit! Call today to schedule your private showing.

Key facts

• Gated backyard
• Screened lanai
• Courtyard

Tags

• CORNER LOT
• COURTYARD
• GATED BACKYARD
• SCREENED LANAI
• ABUNDANCE OF CABINETRY
• STAINLESS STEEL GAS APPLIANCES

Property features AI

Finance

• Other: Turnkey furnished; No lease restrictions reported; CDD applicable; Homestead exemption indicated
• HOA & community: Community features include pool, golf, dog park, sidewalks, street lights and community mailbox; Deed restrictions; Golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Sewer connected; Water connected; Underground utilities; Sprinkler meter
• Home design: Residential villa; One story; Faces east
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.11-acre lot
• Exterior features: Rain gutters; Sliding doors; Sprinkler (metered); Asphalt paved road

Interior

• Kitchen: Built-in oven; Cooktop; Microwave; Refrigerator; Ice maker; Disposal; Freezer
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Natural Gas); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Window treatments
• Laundry & utility: Washer and dryer (laundry located in garage); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $254k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $254k).
• Cap rate 8.1% 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; 8 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).
• This rent runs 43% 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 $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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $196k; 30% 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 $254,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $247,895
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17400 SE 77th Sycamore Ave	0.29mi	2/2.0	1,198 (+4%)	8mo	$239,000	$199	74
17126 SE 78th Larchmont Ct	0.08mi	2/2.0	1,229 (+7%)	14mo	$352,000	$286	74
17395 SE 82nd Pecan Ter	0.45mi	2/2.0	1,202 (+4%)	0mo	$229,900	$191	72
16952 SE 81st Charlesfort Ave	0.27mi	2/2.0	1,163 (+1%)	20mo	$245,000	$211	69
17385 SE 76th Champion Ave	0.35mi	2/2.0	1,125 (-2%)	13mo	$305,000	$271	68
8385 SE 173rd Hendricks Ln	0.53mi	2/2.0	1,177 (+2%)	10mo	$295,000	$251	64
17415 SE 82nd Pecan Ter	0.45mi	2/1.0	1,071 (-7%)	10mo	$229,900	$215	54

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-14,628
• Equity at exit: $37,872

10-year hold

• IRR: 5.2%
• Equity multiple: 1.40×
• Total profit: $28,705
• Equity at exit: $21,961

Cash invested: $71,120 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,668 high
• Mortgage (P&I): −$1,332
• Tax from tax record: −$293 /mo · $3,512/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $377

Break-even live

Break-even rent $2,191

Max offer price $254,000

Occupancy floor 81%

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	21d	1	0.24mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	0.39mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.40mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.40mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.82mi
8352 SE 158th Pl Summerfield, FL	3.0	2.0	1232	$2,000	$1.62	13d	1	1.39mi
8364 SE 158th Pl Summerfield, FL	3.0	2.0	1374	$2,000	$1.46	13d	1	1.40mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	1.50mi

Listing history 13 events

1. 2026-05-11
   status Pending
2. 2026-05-09
   status Active
3. 2026-04-24
   status Pending
4. 2026-04-22
   listed $254,000 Active
5. 2017-10-09
   soldstatus $196,000
6. 2017-10-07
   soldstatus $196,000 912-char remark

   Show marketing remark (912 chars)

   NO BOND! FURNISHED! CORNER LOT! Don't pass up this lovely 2BR/2BA Block-Stucco Courtyard Villa in The Cameron Villas at Village of Calumet Grove. Comprised of 1153 square feet of living space and beautiful wood laminate flooring throughout, the furnishings add just the right touch of perfection! The kitchen is highlighted by Stainless Steel Appliances and wood cabinets as it overlooks the dining/living room combo. Enjoy the Florida breeze on the covered/screened in patio while your pets play in the full grass oversized fenced back yard. Sliding glass doors in the Living Room and Master Bedroom allow for tons of natural light into the home, and with this home situated on the corner, you have plenty of room to add on a golf cart garage! Whether you are looking for a house to be used as a rental or one to make your next home, this would be your perfect fit! Call today to schedule your private showing.

7. 2017-10-06
   soldstatus $196,000 744-char remark

   Show marketing remark (744 chars)

   NO BOND! FURNISHED! CORNER LOT! Don't pass up this lovely 2BR/2BA Block-Stucco Courtyard Villa in The Cameron Villas at Village of Calumet Grove. Comprised of 1153 square feet of living space and beautiful wood laminate flooring throughout, the furnishings add just the right touch of perfection! The kitchen is highlighted by Stainless Steel Appliances and wood cabinets as it overlooks the dining/living room combo. Enjoy the Florida breeze on the covered/screened in patio while your pets play in the full grass oversized fenced back yard. Sliding glass doors in the Living Room and Master Bedroom allow for tons of natural light into the home, and with this home situated on the corner, you have plenty of room to add on a golf cart garage!

8. 2017-08-11
   listed $204,900 744-char remark

   Show marketing remark (744 chars)

   NO BOND! FURNISHED! CORNER LOT! Don't pass up this lovely 2BR/2BA Block-Stucco Courtyard Villa in The Cameron Villas at Village of Calumet Grove. Comprised of 1153 square feet of living space and beautiful wood laminate flooring throughout, the furnishings add just the right touch of perfection! The kitchen is highlighted by Stainless Steel Appliances and wood cabinets as it overlooks the dining/living room combo. Enjoy the Florida breeze on the covered/screened in patio while your pets play in the full grass oversized fenced back yard. Sliding glass doors in the Living Room and Master Bedroom allow for tons of natural light into the home, and with this home situated on the corner, you have plenty of room to add on a golf cart garage!

9. 2017-04-20
   listed $204,900 912-char remark

   Show marketing remark (912 chars)

   NO BOND! FURNISHED! CORNER LOT! Don't pass up this lovely 2BR/2BA Block-Stucco Courtyard Villa in The Cameron Villas at Village of Calumet Grove. Comprised of 1153 square feet of living space and beautiful wood laminate flooring throughout, the furnishings add just the right touch of perfection! The kitchen is highlighted by Stainless Steel Appliances and wood cabinets as it overlooks the dining/living room combo. Enjoy the Florida breeze on the covered/screened in patio while your pets play in the full grass oversized fenced back yard. Sliding glass doors in the Living Room and Master Bedroom allow for tons of natural light into the home, and with this home situated on the corner, you have plenty of room to add on a golf cart garage! Whether you are looking for a house to be used as a rental or one to make your next home, this would be your perfect fit! Call today to schedule your private showing.

10. 2012-12-31
    historical
11. 2012-12-31
    historical
12. 2012-11-01
    listed $179,500
13. 2012-11-01
    listed $185,000

ⓘ 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: $3,512 · $293/mo
• Projected year-2 tax: $3,512 · $293/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: $32,013
• − Mortgage interest: −$14,228
• − Property taxes: −$3,512
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − Depreciation: −$7,389
• Taxable income: $492
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $4,406/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

+41.5% since first listed

13 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $254,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-09 Sold (Public Records) $196,000 Public Records
• 2017-10-07 Sold (MLS) $196,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-06 Sold (MLS) $196,000 Stellar MLS as Distributed by MLS Grid
• 2017-08-11 Listed $204,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-20 Listed $204,900 Stellar MLS as Distributed by MLS Grid
• 2012-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-11-01 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-01 Listed $179,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $3,512 · +8.4% YoY. Source: county tax records.