7631 SE 170th Longview Ln · The Villages, FL 32162

$300,000

2 bd · 2.0 ba · 1,186 sqft · SingleFamily public records · 41 Days on market

Built 2003 3,920 sqft lot $253/sqft · 8% below area Est $325k · 8% under $204/mo HOA · 7% of rent ↓ 5% since listing

---

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 +14.9/30.0
• ARV discount +10.9/15.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• 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

Beautiful 2 Bedroom 2 Bath Beauregard Courtyard Villa in the Village of Calumet Grove! Enter through the gorgeous Glass Front Door into NO CARPET home. CROWN MOLDING ~ PLANTATION SHUTTERS ~ ENCLOSED LANAI w/ HEAT & AIR. Spacious Primary Suite with Walk-in Tiled Shower, Linen Closet and SOLAR TUBE. Guest suite has private bathroom with tub/shower combination and a SOLAR TUBE. Kitchen has White Cabinets, white appliances for a bright clean feel. Love your NO MAINTENANCE YARD! Garage has Washer and Dryer and INSULATED DOOR! Roof 2011, HVAC 2024, HWH 2024. NO BOND!! Most Furnishings Stay. Great Friendly Villa Community. Close to Nancy Lopez Country Club with a lovely restaurant, pool

Key facts

• No carpet home
• Walk-in tiled shower
• Plantation shutters

Tags

• GLASS FRONT DOOR
• NO CARPET HOME
• CROWN MOLDING
• PLANTATION SHUTTERS
• ENCLOSED LANAI
• WALK-IN TILED SHOWER

Property features AI

Finance

• Other: Partially furnished; Directions available
• Financial info: Total monthly HOA fees reported; Other annual assessment applies
• HOA & community: Monthly association fee; Community clubhouse; Community mailbox; Deed restrictions; Dog park; Fitness center; Golf carts allowed; Golf; Community pool; Tennis courts; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Residential villa; One level; Southeast-facing; PUD zoning; Homestead property; CDD present
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as Beauregard model
• Exterior features: Asphalt road access; Lot approximately 0.09 acres; Lot size less than 1/4 acre

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Thermostat
• Laundry & utility: Laundry area in garage; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $281k (6.4% below list).
• Recommended offer: $281k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 7 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 $2,807/mo this rent would consume 45% 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 41 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

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 $280,732 (6.4% below list)

Questions for the listing agent

1. It's been on market 41 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. 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: 0.94% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 8.9

CMA / ARV

• ARV (median comp): $324,527
• List price: $300,000
• Delta: -7.56%
• Verdict: FAIR
• 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	0.36mi	2/2.0	1,198 (+1%)	8mo	$239,000	$199	75
17126 SE 78th Larchmont Ct	0.22mi	2/2.0	1,229 (+4%)	14mo	$352,000	$286	72
17385 SE 76th Champion Ave	0.34mi	2/2.0	1,125 (-5%)	13mo	$305,000	$271	65
17395 SE 82nd Pecan Ter	0.73mi	2/2.0	1,202 (+1%)	0mo	$229,900	$191	63
16952 SE 81st Charlesfort Ave	0.42mi	2/2.0	1,163 (-2%)	20mo	$245,000	$211	60
17107 SE 78th Parlange Ter	0.26mi	3/2.0 (+1)	1,359 (+15%)	6mo	$385,000	$283	54
17415 SE 82nd Pecan Ter	0.74mi	2/1.0	1,071 (-10%)	10mo	$229,900	$215	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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-40,369
• Equity at exit: $44,731

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-16,734
• Equity at exit: $25,939

Cash invested: $84,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,807 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$229 /mo · $2,742/yr
• Insurance: −$125
• HOA: −$204
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $87

Break-even live

Break-even rent $2,697

Max offer price $300,000

Occupancy floor 92%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.40mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.45mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.67mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.68mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	1.08mi
8352 SE 158th Pl Summerfield, FL	3.0	2.0	1232	$2,000	$1.62	13d	1	1.37mi
8364 SE 158th Pl Summerfield, FL	3.0	2.0	1374	$2,000	$1.46	13d	1	1.38mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $300,000 Active 41 DOM
2. 2026-06-17
   days on market $300,000 Active 40 DOM
3. 2026-06-16
   days on market $300,000 Active 39 DOM
4. 2026-06-15
   days on market $300,000 Active 38 DOM
5. 2026-06-14
   days on market $300,000 Active 36 DOM
6. 2026-06-13
   days on market $300,000 Active 35 DOM
7. 2026-06-10
   days on market $300,000 Active 33 DOM
8. 2026-06-09
   days on market $300,000 Active 32 DOM
9. 2026-06-08
   days on market $300,000 Active 31 DOM
10. 2026-06-07
    days on market $300,000 Active 30 DOM
11. 2026-06-03
    pricedays on market $300,000 Active 26 DOM
12. 2026-06-02
    days on market $315,000 Active 25 DOM
13. 2026-06-01
    days on market $315,000 Active 24 DOM
14. 2026-05-31
    days on market $315,000 Active 23 DOM
15. 2026-05-30
    days on market $315,000 Active 22 DOM
16. 2026-05-08
    listed $315,000 Active 914-char remark

ⓘ 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: $2,742 · $229/mo
• Projected year-2 tax: $2,742 · $229/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 · 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: $33,688
• − Mortgage interest: −$16,805
• − Property taxes: −$2,742
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − HOA: −$2,448
• − Depreciation: −$8,727
• Taxable loss: −$3,924
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $1,986/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

-4.8% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $315,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $2,742 · +10.5% YoY. Source: county tax records.