17385 SE 78th Draughton Ct · The Villages, FL 32162

$250,000

2 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 79 Days on market

Built 2002 3,485 sqft lot $216/sqft · 23% below area Est $326k · 23% under $205/mo HOA · 6% of rent

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

~•Bond is PAID!•~ ~•Roof New in 2021•~ ~•HWH New in 2025•~ ~•HVAC New in 2018•~ Perfect for Florida Living or Rental Income! This Charming 2 bed, 2 bath TURNKEY COLONY patio villa in the village of Chatham offers a PRIME OPPORTUNITY for buyers looking for a LOW-MAINTENANCE home or an investment property in The Villages! This is a SPECIAL Colony patio villa = the Fridge has been been MOVED out of the corner, and additional cabinets and countertops added! The kitchen is a standout with GORGEOUS QUARTZ Countertops, a GAS Range, STAINLESS Fridge & Dishwasher (12/2025), White Cabinets w/ Crown, and a SUNNY SOLAR TUBE. Enjoy easy living with LUXURY VINYL PLANK flooring in the Living, Dining Area and Kitchen. You'll find the perfect place to relax and enjoy the Florida landscape in the front GLASS-ENCLOSED LANAI. The spacious primary bedroom features a WALK-IN closet and EN-SUITE bath with Updated Walk-In Shower. Outdoor living is a BREEZE on the side patio. This CLEAN and BRIGHT villa with smart updates makes ownership simple and worry-free. WHOLE-HOUSE Surge Protector. Move in, relax, and start to enjoy your own slice of The Villages lifestyle today! Call today for a Private Showing! Great location that is easy in & out of The Villages w/ light traffic even in PEAK Season! Just a gentle walk or quick golf cart ride to Chatham Rec Center & Family Pool. Also, FABULOUS and Nearby - the “First Responders” Recreation Center with Walk-in Pool, Pitch-N-Putt Golf Course, PICKLEBALL, and more! Close to Nancy Lopez Country Club, Several Pools (Adult & Family) and Mulberry Grove Rec Center. Shopping, Banking, Restaurants and the VA Center are nearby! Tax line reflects property taxes only, and is estimated. Bond is PAID. Current Maintenance Assessment is $452/year. Current Fire Dept. $284/year. Note: Square footage information is taken from the Public Record and is deemed reliable, but not guaranteed. Room and garage dimensions are approximate: buyer to verify. ~••BE SURE TO SEE THE 3D 360º MATTERPORT WALKTHROUGH TOUR AT VIDEO TOUR 2!•~ ~•And see the Custom-Made Floor Plan at the end of the Photos!•~

Key facts

• Hwh new
• Hvac new
• Stainless fridge

Tags

• ROOF NEW
• HWH NEW
• HVAC NEW
• GORGEOUS QUARTZ COUNTERTOPS
• GAS RANGE
• STAINLESS FRIDGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 6 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 $3,606/mo this rent would consume 58% 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 $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $177k; 41% 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (median comp): $326,460
• List price: $250,000
• Delta: -23.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17400 SE 77th Sycamore Ave	0.15mi	2/2.0	1,198 (+3%)	8mo	$239,000	$199	81
17395 SE 82nd Pecan Ter	0.43mi	2/2.0	1,202 (+4%)	0mo	$229,900	$191	73
17385 SE 76th Champion Ave	0.25mi	2/2.0	1,125 (-3%)	13mo	$305,000	$271	72
17126 SE 78th Larchmont Ct	0.22mi	2/2.0	1,229 (+6%)	14mo	$352,000	$286	68
8385 SE 173rd Hendricks Ln	0.54mi	2/2.0	1,177 (+2%)	10mo	$295,000	$251	64
16952 SE 81st Charlesfort Ave	0.48mi	2/2.0	1,163 (+0%)	20mo	$245,000	$211	61
17415 SE 82nd Pecan Ter	0.44mi	2/1.0	1,071 (-8%)	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: 6.5%
• Equity multiple: 1.26×
• Total profit: $17,911
• Equity at exit: $37,276

10-year hold

• IRR: 16.8%
• Equity multiple: 2.45×
• Total profit: $101,166
• Equity at exit: $21,615

Cash invested: $70,000 (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: 550
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,606 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$368 /mo · $4,414/yr
• Insurance: −$104
• HOA: −$205
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $861

Break-even live

Break-even rent $2,517

Max offer price $250,000

Occupancy floor 71%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.08mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	0.24mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.39mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.43mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.71mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	20d	1	1.42mi

HOA detail

• Monthly dues: $205 · $2,460/yr
• Likely covers: gaspool

Listing history 15 events

1. 2026-06-09
   status $250,000 Pending 79 DOM
2. 2026-06-08
   days on market $250,000 Active 79 DOM
3. 2026-06-07
   days on market $250,000 Active 78 DOM
4. 2026-06-03
   days on market $250,000 Active 74 DOM
5. 2026-06-02
   days on market $250,000 Active 73 DOM
6. 2026-06-01
   days on market $250,000 Active 72 DOM
7. 2026-05-31
   days on market $250,000 Active 71 DOM
8. 2026-05-30
   days on market $250,000 Active 70 DOM
9. 2026-04-10
   price $250,000 2226-char remark

   Show marketing remark (2226 chars)

   ~•Bond is PAID!•~ ~•Roof New in 2021•~ ~•HWH New in 2025•~ ~•HVAC New in 2018•~ Perfect for Florida Living or Rental Income! This Charming 2 bed, 2 bath TURNKEY COLONY patio villa in the village of Chatham offers a PRIME OPPORTUNITY for buyers looking for a LOW-MAINTENANCE home or an investment property in The Villages! This is a SPECIAL Colony patio villa = the Fridge has been been MOVED out of the corner, and additional cabinets and countertops added! The kitchen is a standout with GORGEOUS QUARTZ Countertops, a GAS Range, STAINLESS Fridge & Dishwasher (12/2025), White Cabinets w/ Crown, and a SUNNY SOLAR TUBE. Enjoy easy living with LUXURY VINYL PLANK flooring in the Living, Dining Area and Kitchen. You'll find the perfect place to relax and enjoy the Florida landscape in the front GLASS-ENCLOSED LANAI. The spacious primary bedroom features a WALK-IN closet and EN-SUITE bath with Updated Walk-In Shower. Outdoor living is a BREEZE on the side patio. This CLEAN and BRIGHT villa with smart updates makes ownership simple and worry-free. WHOLE-HOUSE Surge Protector. Move in, relax, and start to enjoy your own slice of The Villages lifestyle today! Call today for a Private Showing! Great location that is easy in & out of The Villages w/ light traffic even in PEAK Season! Just a gentle walk or quick golf cart ride to Chatham Rec Center & Family Pool. Also, FABULOUS and Nearby - the “First Responders” Recreation Center with Walk-in Pool, Pitch-N-Putt Golf Course, PICKLEBALL, and more! Close to Nancy Lopez Country Club, Several Pools (Adult & Family) and Mulberry Grove Rec Center. Shopping, Banking, Restaurants and the VA Center are nearby! Tax line reflects property taxes only, and is estimated. Bond is PAID. Current Maintenance Assessment is $452/year. Current Fire Dept. $284/year. Note: Square footage information is taken from the Public Record and is deemed reliable, but not guaranteed. Room and garage dimensions are approximate: buyer to verify. ~••BE SURE TO SEE THE 3D 360º MATTERPORT WALKTHROUGH TOUR AT VIDEO TOUR 2!•~ ~•And see the Custom-Made Floor Plan at the end of the Photos!•~

10. 2026-03-21
    listed $259,000 Active 2226-char remark

    Show marketing remark (2226 chars)

    ~•Bond is PAID!•~ ~•Roof New in 2021•~ ~•HWH New in 2025•~ ~•HVAC New in 2018•~ Perfect for Florida Living or Rental Income! This Charming 2 bed, 2 bath TURNKEY COLONY patio villa in the village of Chatham offers a PRIME OPPORTUNITY for buyers looking for a LOW-MAINTENANCE home or an investment property in The Villages! This is a SPECIAL Colony patio villa = the Fridge has been been MOVED out of the corner, and additional cabinets and countertops added! The kitchen is a standout with GORGEOUS QUARTZ Countertops, a GAS Range, STAINLESS Fridge & Dishwasher (12/2025), White Cabinets w/ Crown, and a SUNNY SOLAR TUBE. Enjoy easy living with LUXURY VINYL PLANK flooring in the Living, Dining Area and Kitchen. You'll find the perfect place to relax and enjoy the Florida landscape in the front GLASS-ENCLOSED LANAI. The spacious primary bedroom features a WALK-IN closet and EN-SUITE bath with Updated Walk-In Shower. Outdoor living is a BREEZE on the side patio. This CLEAN and BRIGHT villa with smart updates makes ownership simple and worry-free. WHOLE-HOUSE Surge Protector. Move in, relax, and start to enjoy your own slice of The Villages lifestyle today! Call today for a Private Showing! Great location that is easy in & out of The Villages w/ light traffic even in PEAK Season! Just a gentle walk or quick golf cart ride to Chatham Rec Center & Family Pool. Also, FABULOUS and Nearby - the “First Responders” Recreation Center with Walk-in Pool, Pitch-N-Putt Golf Course, PICKLEBALL, and more! Close to Nancy Lopez Country Club, Several Pools (Adult & Family) and Mulberry Grove Rec Center. Shopping, Banking, Restaurants and the VA Center are nearby! Tax line reflects property taxes only, and is estimated. Bond is PAID. Current Maintenance Assessment is $452/year. Current Fire Dept. $284/year. Note: Square footage information is taken from the Public Record and is deemed reliable, but not guaranteed. Room and garage dimensions are approximate: buyer to verify. ~••BE SURE TO SEE THE 3D 360º MATTERPORT WALKTHROUGH TOUR AT VIDEO TOUR 2!•~ ~•And see the Custom-Made Floor Plan at the end of the Photos!•~

11. 2019-12-03
    soldstatus $177,000
12. 2019-11-22
    soldstatus $177,000 1548-char remark

    Show marketing remark (1548 chars)

    NO BOND! Looking for a 2/2 Colony patio villa with NO BOND, a 2018 Carrier HVAC system and TURN-KEY ready? Then this is the ONE! Located in the Sherwood Villas inside the Village of Chatham, this clean, quiet and quaint patio villa is perfect for those ready to start The Villages lifestyle immediately. This 1160 square foot villa is located close to Nancy Lopez Legacy County Club, four executive golf courses, and Chatham Family Rec Center. Two miles away, you will find the Mulberry Regional Rec Center, Mulberry Plaza and all the shopping & services off SE Highway 42. This villa starts with an indoor carpeted front lanai. Just outside, rocks and pavers connect the two lanai doors. Inside, the open floor plan features a combo living/dining room that opens into an over-sized kitchen with an eating/reading nook. Convenient & Cozy! The kitchen has a breakfast bar overhang, flat cabinet doors, double sink, gas range, Bosch dishwasher & pantry closet. The kitchen is also spotlighted with a solar tube light for additional brightness. The laundry area is located in the garage to keep mechanical noise out of the villa. The owner en suite has a very large walk in closet while the bath has a step in shower. The guest bedroom has a spacious closet with the second bathroom having a combo tub/shower. There is an added hall closet providing even more storage. The one car garage has room for golf cart parking too! Review the video tour/photos, and see why this TURN-KEY villa with 2018 HVAC and NO BOND is the ONE for you!

13. 2019-10-01
    listed $183,000 1548-char remark

    Show marketing remark (1548 chars)

    NO BOND! Looking for a 2/2 Colony patio villa with NO BOND, a 2018 Carrier HVAC system and TURN-KEY ready? Then this is the ONE! Located in the Sherwood Villas inside the Village of Chatham, this clean, quiet and quaint patio villa is perfect for those ready to start The Villages lifestyle immediately. This 1160 square foot villa is located close to Nancy Lopez Legacy County Club, four executive golf courses, and Chatham Family Rec Center. Two miles away, you will find the Mulberry Regional Rec Center, Mulberry Plaza and all the shopping & services off SE Highway 42. This villa starts with an indoor carpeted front lanai. Just outside, rocks and pavers connect the two lanai doors. Inside, the open floor plan features a combo living/dining room that opens into an over-sized kitchen with an eating/reading nook. Convenient & Cozy! The kitchen has a breakfast bar overhang, flat cabinet doors, double sink, gas range, Bosch dishwasher & pantry closet. The kitchen is also spotlighted with a solar tube light for additional brightness. The laundry area is located in the garage to keep mechanical noise out of the villa. The owner en suite has a very large walk in closet while the bath has a step in shower. The guest bedroom has a spacious closet with the second bathroom having a combo tub/shower. There is an added hall closet providing even more storage. The one car garage has room for golf cart parking too! Review the video tour/photos, and see why this TURN-KEY villa with 2018 HVAC and NO BOND is the ONE for you!

14. 2007-10-16
    soldstatus $148,000
15. 2007-04-03
    soldstatus $135,000

ⓘ 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: $4,414 · $368/mo
• Projected year-2 tax: $4,414 · $368/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 6 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: $43,277
• − Mortgage interest: −$14,004
• − Property taxes: −$4,414
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,462
• − Management: −$3,462
• − HOA: −$2,460
• − Depreciation: −$7,273
• Taxable income: $6,952
• Est. tax owed @ 24.0%: −$1,668
• After-tax cash flow: $8,664/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

+85.2% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-03 Sold (Public Records) $177,000 Public Records
• 2019-11-22 Sold (MLS) $177,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-01 Listed $183,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-16 Sold (Public Records) $148,000 Public Records
• 2007-04-03 Sold (Public Records) $135,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,414 · +5.1% YoY. Source: county tax records.