17617 SE 80th Altamaha Ct · The Villages, FL 32162

$319,900

3 bd · 2.0 ba · 1,473 sqft · SingleFamily public records · 33 Days on market

Built 2004 6,534 sqft lot $217/sqft · at area comps Est $319k · at est. $204/mo HOA · 6% of rent

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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
• ARV discount +7.4/15.0
• DSCR +6.8/10.0
• 1% rule +6.2/10.0
• 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

Under contract-accepting backup offers. Welcome to this BEAUTIFULLY maintained Willow Model in The Villages, Florida, ideally located on a desirable corner lot just minutes from Nancy Lopez Country Club and Glenview Country Club — with easy access to shopping, restaurants, and medical facilities. Offering 1,473 sq. ft. of well-designed living space, this split design 3-bedroom, 2-bath home features volume ceilings and laminate flooring, creating a bright and comfortable feel throughout. Three solar tubes bring in abundant natural light, enhancing the home’s warm and inviting atmosphere. The layout flows seamlessly into a fully enclosed lanai, perfect for relaxing or entertaining year-round. The primary suite includes a walk-in closet and an updated shower, while one of the guest bedrooms features a built-in Murphy bed, offering flexibility for guests or a home office. The kitchen and main living areas are functional and open, complemented by indoor laundry for everyday convenience. The two-car garage has an epoxy-coated floor and many storage units, providing exceptional space for organization and even has ample room in the attic for storage — a MAJOR bonus for Villages living. Step outside to enjoy MATURE landscaping, and LUSH grass, along with window awnings that add charm and shade. The painted driveway, walkway, and patio in the rear of the home enhance the home’s curb appeal. Major updates include a BRAND NEW ROOF (April 2026), NOVA Filtration system, and a BROWARD HOME WARRANTY through July 2026, offering added peace of mind. And best of all — the BOND IS PAID, providing significant long-term savings. Thoughtfully priced to attract strong interest and maximize value, this home presents an exceptional opportunity to own in one of the most sought-after areas of The Villages. This home offers the perfect combination of LOCATION, COMFORT, & VALUE — ready for you to enjoy LIFE in The Villages Community!

Key facts

• Walk-in closet
• Solar tubes
• Fully enclosed lanai

Tags

• CORNER LOT
• SOLAR TUBES
• FULLY ENCLOSED LANAI
• WALK-IN CLOSET
• BUILT-IN MURPHY BED
• INDOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.
• 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); 551 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $3,583/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 $10k 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 33 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $230k; 39% 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 $310,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (median comp): $319,045
• List price: $319,900
• Delta: 0.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17640 SE 81st Timberwood Ter	0.06mi	3/2.0	1,404 (-5%)	3mo	$355,000	$253	87
8076 SE 174th Belhaven Loop	0.08mi	2/2.0 (-1)	1,383 (-6%)	10mo	$275,000	$199	72
17760 SE 85th Causton Ct	0.47mi	3/2.0	1,539 (+4%)	1mo	$365,000	$237	70
17173 SE 79th Mclawren Ter	0.54mi	3/2.0	1,493 (+1%)	5mo	$249,900	$167	68
17972 SE 84th Abercorn Ct	0.48mi	3/2.0	1,392 (-6%)	2mo	$257,000	$185	67
3531 Reston Dr	0.45mi	3/2.0	1,392 (-6%)	8mo	$284,200	$204	63
8489 SE 177th Bartram Loop	0.53mi	3/2.0	1,392 (-6%)	6mo	$425,000	$305	61
17966 SE 85th Causton Ct	0.56mi	3/2.0	1,548 (+5%)	9mo	$330,000	$213	58
3466 Richmond Dr	0.59mi	3/2.0	1,392 (-6%)	6mo	$275,000	$198	58
17107 SE 78th Parlange Ter	0.54mi	3/2.0	1,359 (-8%)	6mo	$385,000	$283	57
17112 SE 78th Parlange Ter	0.53mi	3/2.0	1,564 (+6%)	10mo	$309,000	$198	57
3582 Reston Dr	0.54mi	3/2.0	1,622 (+10%)	8mo	$312,000	$192	52

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-18,270
• Equity at exit: $47,698

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $37,399
• Equity at exit: $27,659

Cash invested: $89,572 (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: 551
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,583 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$343 /mo · $4,119/yr
• Insurance: −$133
• HOA: −$204
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $472

Break-even live

Break-even rent $2,985

Max offer price $319,900

Occupancy floor 82%

Sensitivity live

Price	-10% $653	-5% $563	+0% $472	+5% $382	+10% $291
Rent	-10% $189	-5% $331	+0% $472	+5% $614	+10% $755
Rate	-1.0pp $633	-0.5pp $554	base $472	+0.5pp $389	+1.0pp $305

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	22d	1	0.24mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	22d	1	0.25mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	22d	1	0.30mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	22d	1	0.39mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	22d	1	0.50mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	22d	1	1.11mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	22d	1	1.42mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	22d	1	1.43mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	22d	1	1.46mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	22d	1	1.46mi

HOA detail

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

Listing history 3 events

1. 2026-05-17
   status Pending 1978-char remark

   Show marketing remark (1978 chars)

   Under contract-accepting backup offers. Welcome to this BEAUTIFULLY maintained Willow Model in The Villages, Florida, ideally located on a desirable corner lot just minutes from Nancy Lopez Country Club and Glenview Country Club — with easy access to shopping, restaurants, and medical facilities. Offering 1,473 sq. ft. of well-designed living space, this split design 3-bedroom, 2-bath home features volume ceilings and laminate flooring, creating a bright and comfortable feel throughout. Three solar tubes bring in abundant natural light, enhancing the home’s warm and inviting atmosphere. The layout flows seamlessly into a fully enclosed lanai, perfect for relaxing or entertaining year-round. The primary suite includes a walk-in closet and an updated shower, while one of the guest bedrooms features a built-in Murphy bed, offering flexibility for guests or a home office. The kitchen and main living areas are functional and open, complemented by indoor laundry for everyday convenience. The two-car garage has an epoxy-coated floor and many storage units, providing exceptional space for organization and even has ample room in the attic for storage — a MAJOR bonus for Villages living. Step outside to enjoy MATURE landscaping, and LUSH grass, along with window awnings that add charm and shade. The painted driveway, walkway, and patio in the rear of the home enhance the home’s curb appeal. Major updates include a BRAND NEW ROOF (April 2026), NOVA Filtration system, and a BROWARD HOME WARRANTY through July 2026, offering added peace of mind. And best of all — the BOND IS PAID, providing significant long-term savings. Thoughtfully priced to attract strong interest and maximize value, this home presents an exceptional opportunity to own in one of the most sought-after areas of The Villages. This home offers the perfect combination of LOCATION, COMFORT, & VALUE — ready for you to enjoy LIFE in The Villages Community!

2. 2026-04-14
   listed $319,900 Active 1978-char remark

   Show marketing remark (1978 chars)

   Under contract-accepting backup offers. Welcome to this BEAUTIFULLY maintained Willow Model in The Villages, Florida, ideally located on a desirable corner lot just minutes from Nancy Lopez Country Club and Glenview Country Club — with easy access to shopping, restaurants, and medical facilities. Offering 1,473 sq. ft. of well-designed living space, this split design 3-bedroom, 2-bath home features volume ceilings and laminate flooring, creating a bright and comfortable feel throughout. Three solar tubes bring in abundant natural light, enhancing the home’s warm and inviting atmosphere. The layout flows seamlessly into a fully enclosed lanai, perfect for relaxing or entertaining year-round. The primary suite includes a walk-in closet and an updated shower, while one of the guest bedrooms features a built-in Murphy bed, offering flexibility for guests or a home office. The kitchen and main living areas are functional and open, complemented by indoor laundry for everyday convenience. The two-car garage has an epoxy-coated floor and many storage units, providing exceptional space for organization and even has ample room in the attic for storage — a MAJOR bonus for Villages living. Step outside to enjoy MATURE landscaping, and LUSH grass, along with window awnings that add charm and shade. The painted driveway, walkway, and patio in the rear of the home enhance the home’s curb appeal. Major updates include a BRAND NEW ROOF (April 2026), NOVA Filtration system, and a BROWARD HOME WARRANTY through July 2026, offering added peace of mind. And best of all — the BOND IS PAID, providing significant long-term savings. Thoughtfully priced to attract strong interest and maximize value, this home presents an exceptional opportunity to own in one of the most sought-after areas of The Villages. This home offers the perfect combination of LOCATION, COMFORT, & VALUE — ready for you to enjoy LIFE in The Villages Community!

3. 2005-10-06
   soldstatus $229,900

ⓘ 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: $4,119 · $343/mo
• Projected year-2 tax: $4,119 · $343/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: $42,993
• − Mortgage interest: −$17,919
• − Property taxes: −$4,119
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,439
• − Management: −$3,439
• − HOA: −$2,448
• − Depreciation: −$9,306
• Taxable income: $722
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $5,493/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

+39.1% since first listed

3 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $319,900 Stellar MLS as Distributed by MLS Grid
• 2005-10-06 Sold (Public Records) $229,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $4,119 · +7.2% YoY. Source: county tax records.