17340 SE 70th Royal Pine Ct · The Villages, FL 32162

$315,000

3 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 70 Days on market

Built 2003 5,227 sqft lot Est $320k · at est. $260/mo HOA · 7% of rent ↓ 26% since listing

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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 +20.9/30.0
• ARV discount +8.3/15.0
• 1% rule +6.8/10.0
• DSCR +6.6/10.0
• 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

This impeccably maintained, original-owner gem is nestled in the quiet Village of Chatham! Featuring a brand-new roof and a new sprinkler system, this home welcomes you with a beautiful entry door leading into a spacious living room and dining area that overlook a large screened porch—perfect for entertaining. The kitchen offers abundant cabinetry and a cozy breakfast nook. The split floor plan provides privacy, with a generous primary suite featuring a large walk-in shower, expansive walk-in closet, and double vanities. Enjoy scenic bike rides along community paths that wind around the golf course and tranquil ponds. Community amenities include multiple pools, pickleball, tennis and

Key facts

• Cozy breakfast nook
• Abundant cabinetry
• New sprinkler system

Tags

• NEW ROOF
• NEW SPRINKLER SYSTEM
• LARGE SCREENED PORCH
• ABUNDANT CABINETRY
• COZY BREAKFAST NOOK
• GENEROUS PRIMARY SUITE

Property features AI

Finance

• Other: CDD present; Total living area approximately 1490 square feet
• Financial info: No lease restrictions noted
• HOA & community: Homeowners association (VCDD) with a required monthly fee of $260; Association fee includes pool; Community clubhouse, fitness center, golf course; Community mailbox, playground, pool, tennis courts; Golf carts allowed; Cats and dogs permitted; Senior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (PUD); One story; East-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on a 0.12-acre lot (approx. 60 x 90)
• Exterior features: Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open living room/dining room combo; Walk-in closet(s); Blinds on windows
• Laundry & utility: Inside laundry room

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 $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $296k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 5 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 $3,715/mo this rent would consume 60% 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 $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 70 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (9%) 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 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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: 1.18% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.26
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $320,350
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7322 SE 172nd Legacy Ln	0.27mi	3/2.0	1,640 (+10%)	8mo	$352,000	$215	64
7441 SE 171st Cobblestone St	0.53mi	3/2.0	1,527 (+2%)	21mo	$310,000	$203	54
16820 SE 74 Soulliere Ave	0.65mi	3/2.0	1,635 (+10%)	3mo	$347,000	$212	51
16801 SE 74 Soulliere Ave	0.68mi	3/2.0	1,661 (+12%)	14mo	$370,000	$223	37

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-19,441
• Equity at exit: $46,968

10-year hold

• IRR: 5.1%
• Equity multiple: 1.39×
• Total profit: $34,505
• Equity at exit: $27,235

Cash invested: $88,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,715 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$454 /mo · $5,444/yr
• Insurance: −$131
• HOA: −$260
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $438

Break-even live

Break-even rent $3,161

Max offer price $315,000

Occupancy floor 83%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	0.55mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.86mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	1.17mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	1.21mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	1.40mi

HOA detail

• Monthly dues: $260 · $3,120/yr
• Likely covers: pool

Listing history 7 events

1. 2026-04-17
   status Pending
2. 2026-04-13
   price $315,000
3. 2026-03-07
   price $325,000
4. 2026-02-06
   listed $345,000 Active
5. 2024-04-12
   price $400,000
6. 2024-03-15
   price $415,000
7. 2024-02-04
   listed $425,000 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: $5,444 · $454/mo
• Projected year-2 tax: $5,444 · $454/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 · 15 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: $44,576
• − Mortgage interest: −$17,645
• − Property taxes: −$5,444
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,566
• − Management: −$3,566
• − HOA: −$3,120
• − Depreciation: −$9,164
• Taxable income: $496
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $5,134/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

-25.9% since first listed

7 events — show timeline

• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-12 Price Changed $400,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-15 Price Changed $415,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-04 Listed $425,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $5,444 · +5.7% YoY. Source: county tax records.