17760 SE 91st Freedom Ct · The Villages, FL 32162

$259,900

3 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 135 Days on market

Built 2001 8,712 sqft lot $163/sqft · 22% below area Est $331k · 22% under ↓ 10% since listing

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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 +13.3/30.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3/2/1 in Fairlawn Villas. Enter this Anna Maria model featuring a great room, dining area, eat-in kitchen and 3 ample sized bedrooms including an en-suite with a private bathroom, walk-in closet, and sliders to the backyard. Off the nook area, there's an enclosed porch that leads out to an open patio. Tile throughout the home, fully fenced yard, newer roof (permit from 2021) and a brand-new HVAC. Don't miss out on this one! This property is eligible under the Freddie Mac first look initiative through March 5, 2026.

Key facts

• Open patio
• Dining area
• Eat-in kitchen

Tags

• GREAT ROOM
• DINING AREA
• EAT-IN KITCHEN
• ENCLOSED PORCH
• OPEN PATIO
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $2 ($28/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (15.5% below list).
• Recommended offer: $220k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.0% in The Villages — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 20 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 36% 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

• It's been on market 135 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $219,584 (15.5% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (median comp): $331,090
• List price: $259,900
• Delta: -21.50%
• 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
1940 Peachtree Ave	0.29mi	3/2.0	1,594 (+0%)	4mo	$368,000	$231	83
9058 SE 177th Grassmere St	0.14mi	3/2.0	1,764 (+11%)	5mo	$375,000	$213	71
17760 SE 85th Causton Ct	0.62mi	3/2.0	1,539 (-3%)	1mo	$365,000	$237	65
3108 Carrollton Ct	0.50mi	3/2.0	1,704 (+7%)	0mo	$390,000	$229	64
9430 SE 177th Simons Ln	0.36mi	3/2.0	1,767 (+11%)	1mo	$339,900	$192	64
1868 Dalton Dr	0.44mi	3/2.0	1,757 (+10%)	5mo	$470,000	$268	57
9492 SE 173rd Ln	0.49mi	3/2.0	1,758 (+11%)	4mo	$283,000	$161	56
2737 Privada Dr	0.70mi	3/2.0	1,527 (-4%)	5mo	$300,000	$196	56
17951 SE 96th Ave	0.52mi	3/2.0	1,766 (+11%)	5mo	$235,000	$133	53
8489 SE 177th Bartram Loop	0.66mi	3/2.0	1,392 (-12%)	6mo	$425,000	$305	44
17972 SE 84th Abercorn Ct	0.74mi	3/2.0	1,392 (-12%)	2mo	$257,000	$185	43
2732 Privada Dr	0.72mi	3/2.0	1,392 (-12%)	5mo	$280,000	$201	42

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-39,922
• Equity at exit: $38,752

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-26,021
• Equity at exit: $22,471

Cash invested: $72,772 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $2

Break-even live

Break-even rent $2,193

Max offer price $259,900

Occupancy floor 95%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	0.36mi
17522 SE 95th Cir Summerfield, FL	2.0	2.0	1884	$1,875	$1.00	21d	1	0.39mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	0.46mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	21d	1	0.46mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	0.60mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	0.67mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.81mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	21d	1	0.82mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	0.84mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	0.90mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	21d	1	0.94mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.99mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	1.00mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	21d	1	1.22mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	1.30mi
16475 SE 89th Ter Summerfield, FL	4.0	3.0	1942	$2,700	$1.39	13d	1	1.33mi
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	21d	1	1.39mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	21d	1	1.44mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	21d	1	1.45mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	21d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $259,900 Active 135 DOM
2. 2026-06-17
   days on market $259,900 Active 134 DOM
3. 2026-06-16
   days on market $259,900 Active 133 DOM
4. 2026-06-15
   days on market $259,900 Active 132 DOM
5. 2026-06-14
   days on market $259,900 Active 130 DOM
6. 2026-06-13
   days on market $259,900 Active 129 DOM
7. 2026-06-10
   days on market $259,900 Active 127 DOM
8. 2026-06-09
   days on market $259,900 Active 126 DOM
9. 2026-06-08
   days on market $259,900 Active 125 DOM
10. 2026-06-07
    pricedays on market $259,900 Active 124 DOM
11. 2026-06-03
    days on market $269,900 Active 120 DOM
12. 2026-06-02
    days on market $269,900 Active 119 DOM
13. 2026-06-01
    days on market $269,900 Active 118 DOM
14. 2026-05-31
    days on market $269,900 Active 117 DOM
15. 2026-05-30
    days on market $269,900 Active 116 DOM
16. 2026-05-04
    historical
17. 2026-04-22
    price $269,900 529-char remark

    Show marketing remark (529 chars)

    Spacious 3/2/1 in Fairlawn Villas. Enter this Anna Maria model featuring a great room, dining area, eat-in kitchen and 3 ample sized bedrooms including an en-suite with a private bathroom, walk-in closet, and sliders to the backyard. Off the nook area, there's an enclosed porch that leads out to an open patio. Tile throughout the home, fully fenced yard, newer roof (permit from 2021) and a brand-new HVAC. Don't miss out on this one! This property is eligible under the Freddie Mac first look initiative through March 5, 2026.

18. 2026-03-20
    price $279,900

    Show marketing remark (529 chars)

    Spacious 3/2/1 in Fairlawn Villas. Enter this Anna Maria model featuring a great room, dining area, eat-in kitchen and 3 ample sized bedrooms including an en-suite with a private bathroom, walk-in closet, and sliders to the backyard. Off the nook area, there's an enclosed porch that leads out to an open patio. Tile throughout the home, fully fenced yard, newer roof (permit from 2021) and a brand-new HVAC. Don't miss out on this one! This property is eligible under the Freddie Mac first look initiative through March 5, 2026.

19. 2026-03-20
    price $279,900 529-char remark

    Show marketing remark (529 chars)

    Spacious 3/2/1 in Fairlawn Villas. Enter this Anna Maria model featuring a great room, dining area, eat-in kitchen and 3 ample sized bedrooms including an en-suite with a private bathroom, walk-in closet, and sliders to the backyard. Off the nook area, there's an enclosed porch that leads out to an open patio. Tile throughout the home, fully fenced yard, newer roof (permit from 2021) and a brand-new HVAC. Don't miss out on this one! This property is eligible under the Freddie Mac first look initiative through March 5, 2026.

20. 2026-02-03
    listed $299,900 Active

    Show marketing remark (529 chars)

    Spacious 3/2/1 in Fairlawn Villas. Enter this Anna Maria model featuring a great room, dining area, eat-in kitchen and 3 ample sized bedrooms including an en-suite with a private bathroom, walk-in closet, and sliders to the backyard. Off the nook area, there's an enclosed porch that leads out to an open patio. Tile throughout the home, fully fenced yard, newer roof (permit from 2021) and a brand-new HVAC. Don't miss out on this one! This property is eligible under the Freddie Mac first look initiative through March 5, 2026.

21. 2026-02-03
    listed $299,900 Active 529-char remark

    Show marketing remark (529 chars)

    Spacious 3/2/1 in Fairlawn Villas. Enter this Anna Maria model featuring a great room, dining area, eat-in kitchen and 3 ample sized bedrooms including an en-suite with a private bathroom, walk-in closet, and sliders to the backyard. Off the nook area, there's an enclosed porch that leads out to an open patio. Tile throughout the home, fully fenced yard, newer roof (permit from 2021) and a brand-new HVAC. Don't miss out on this one! This property is eligible under the Freddie Mac first look initiative through March 5, 2026.

22. 2025-04-04
    historical
23. 2025-03-17
    listed $299,000 Active

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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 3/10 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: $26,350
• − Mortgage interest: −$14,558
• − Property taxes: −$3,134
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$7,561
• Taxable loss: −$4,418
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $1,088/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

-9.7% since first listed

8 events — show timeline

• 2026-05-04 Listing Removed — HCAR
• 2026-04-22 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $279,900 HCAR
• 2026-03-20 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $299,900 HCAR
• 2025-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Listed $299,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $3,134 · +9.2% YoY. Source: county tax records.