7290 SE 172nd Legacy Ln · The Villages, FL 32162

$400,000

3 bd · 2.0 ba · 1,478 sqft · SingleFamily public records · 10 Days on market

Built 2004 8,712 sqft lot Est $313k · 28% over $205/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +11.6/30.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully built and meticulously maintained Jasmine style designer home nestled into The Village of Chatham. This exceptional golf front home sits on an oversized corner lot with a quaint golf cart trail along the southern boarder which minimizes neighbors and maximizes privacy. The mature landscaping has been professionally maintained and includes a secluded water feature which is sure to impress. The paver driveway and walks also add to the curb appeal and speaks to the overall quality of construction. Walking up to the front entry admire the leaded glass door and side lite. Step into the home and you are welcomed with a newly painted interior with a soft color palette, high ceilings and lots of light. Notice the tiled floors which are installed throughout the house, no carpeting. The kitchen has been upgraded with granite counters, stainless steel appliances, gas range, pantry with rollout shelves and lots of storage. The kitchen also includes a nice breakfast nook ideal for morning coffee. The main living area is generous and open allowing for limitless options when laying out furniture and décor. Step out back onto the enclosed lanai which gives you both the beauty of outdoor living or the protection of glass panels. The master suite includes a large walk-in closet, master bath with dual sinks, a walk-in shower and linen closet. The guest suite is located on the opposite side of the home for maximum guest privacy. This includes two bedrooms with closets, a guest bath with walk-in shower and a privacy pocket door allowing the guest suite to be closed off from the main living area. This home has a separate laundry room with utility sink and cabinet storage. The garage is oversized and includes an epoxy coated floor, attic storage stair/attic fans, updated gas water heater in 2019, whole house water filtration system and a new HVAC system in 2020. Some of the other features of this home include a new roof in 2020, 3 solar tubes for additional natural light, gutters and downspouts, whole house lightning rods, custom plantation shutters, garage door screen, front door hideaway screen and the Bond is Paid. This house is conveniently located within minutes to multiple Championship and Executive Golf Courses, Rec Centers, pools and famous Town Squares with all of it's shopping, dining and nightly entertainment. Take a look at the pictures and beautiful video and then call to schedule a private showing of this beautiful home.

Key facts

• Golf course view
• New hvac
• Paver driveway

Tags

• NEW ROOF
• NEW HVAC
• GOLF COURSE VIEW
• PAVER DRIVEWAY
• UPDATED LANDSCAPING
• MAPLE WOOD CABINETRY

Property features AI

Finance

• Other: CDD fee applies
• HOA & community: Has HOA (optional fees); HOA monthly fees reported; Community amenities: pool, pickleball courts, tennis courts, trails, recreation facilities; Deed restrictions; Golf community; Senior community; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Broadband/High-speed internet available; Electricity connected; Natural gas connected
• Home design: Single family residence; One story; Model: Jasmine; Faces east
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of a residential development
• Exterior features: Covered enclosed rear porch; Sidewalk; Mature landscaping; Near golf course; Paved road access; Pond view

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; High ceilings; Open floorplan; Living room/dining room combo; Eat-in kitchen; Stone counters; Ceiling fans; Shutters
• Laundry & utility: Inside laundry room; Washer; Dryer; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (6.7% below list).
• Recommended offer: $373k (6.7% below list) — sets the bar for 1% rule.

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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• At $3,730/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 $3k of loan paydown is wiped out by about $12k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $373,027 (6.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.93% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $313,336
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7322 SE 172nd Legacy Ln	0.11mi	3/2.0	1,640 (+11%)	8mo	$352,000	$215	70
7441 SE 171st Cobblestone St	0.31mi	3/2.0	1,527 (+3%)	21mo	$310,000	$203	63
16925 SE 77th Northridge Ct	0.67mi	3/2.0	1,490 (+1%)	6mo	$310,000	$208	62
16820 SE 74 Soulliere Ave	0.45mi	3/2.0	1,635 (+11%)	3mo	$347,000	$212	58
7808 SE 168th Lone Oak Loop	0.66mi	3/2.0	1,490 (+1%)	18mo	$299,500	$201	53
17112 SE 78th Parlange Ter	0.68mi	3/2.0	1,564 (+6%)	10mo	$309,000	$198	50
17107 SE 78th Parlange Ter	0.70mi	3/2.0	1,359 (-8%)	6mo	$385,000	$283	49
16801 SE 74 Soulliere Ave	0.48mi	3/2.0	1,661 (+12%)	14mo	$370,000	$223	45

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: -17.3%
• Equity multiple: 0.38×
• Total profit: $-68,915
• Equity at exit: $59,641

10-year hold

• IRR: -7.3%
• Equity multiple: 0.51×
• Total profit: $-54,528
• Equity at exit: $34,585

Cash invested: $112,000 (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: $3,730 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$600 /mo · $7,206/yr
• Insurance: −$167
• HOA: −$205
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $-123

Break-even live

Break-even rent $3,886

Max offer price $378,291

Occupancy floor 98%

Sensitivity live

Price	-10% $104	-5% $-10	+0% $-123	+5% $-236	+10% $-349
Rent	-10% $-418	-5% $-270	+0% $-123	+5% $24	+10% $172
Rate	-1.0pp $79	-0.5pp $-21	base $-123	+0.5pp $-227	+1.0pp $-332

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: $100,000
• Closing costs: $12,000
• 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	22d	1	0.42mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	22d	1	0.70mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	22d	1	1.00mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	22d	1	1.03mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	22d	1	1.29mi

HOA detail

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

Listing history 9 events

1. 2026-06-18
   days on market $400,000 Active 10 DOM
2. 2026-06-17
   days on market $400,000 Active 9 DOM
3. 2026-06-16
   days on market $400,000 Active 8 DOM
4. 2026-06-15
   days on market $400,000 Active 7 DOM
5. 2026-06-14
   days on market $400,000 Active 5 DOM
6. 2026-06-13
   days on market $400,000 Active 4 DOM
7. 2026-06-10
   days on market $400,000 Active 2 DOM
8. 2026-06-09
   remarks 669-char remark
9. 2026-06-09
   listed $400,000 Active 1 DOM

ⓘ 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: $7,206 · $600/mo
• Projected year-2 tax: $7,206 · $600/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 7 d/yr ≥109°F today · 21 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: $44,763
• − Mortgage interest: −$22,406
• − Property taxes: −$7,206
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,581
• − Management: −$3,581
• − HOA: −$2,460
• − Depreciation: −$11,636
• Taxable loss: −$8,107
• Est. tax savings @ 24.0%: +$1,946
• After-tax cash flow: $471/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

+53.3% since first listed

13 events — show timeline

• 2026-06-08 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-10 Price Changed $409,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-16 Price Changed $437,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-02 Price Changed $439,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-08 Price Changed $475,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-23 Listed $505,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-12 Sold (Public Records) $400,000 Public Records
• 2023-09-06 Sold (MLS) $400,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-12 Listed $419,900 Stellar MLS as Distributed by MLS Grid
• 2008-02-19 Sold (Public Records) $260,900 Public Records

Property tax history

+7.5%/yr

Latest (2025): $7,206 · +5.8% YoY. Source: county tax records.