8142 SE 175th Columbia Pl · The Villages, FL 32162

$340,000

2 bd · 2.0 ba · 1,265 sqft · SingleFamily public records · 36 Days on market

Built 2003 6,098 sqft lot Est $304k · 12% over $204/mo HOA · 6% of rent

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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).

• Cash flow +16.2/30.0
• 1% rule +5.1/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME to this beautiful Corpus Christi ranch home! This home features 2 bedrooms and a den (no closet). TURNKEY! LOW BOND! ROOF IS 2015 AND AC IS 2013. NEW UPDATED LANDSCAPING! Laminate flooring throughout the main living areas! OPEN FLOOR PLAN! Gas stove. Over the window kitchen sink for more natural lighting! Large master suite with walk in closet. Attached large master bathroom with walk in shower. SPLIT FLOOR PLAN with two guest bedrooms and a guest bathroom. You will enjoy sitting outdoors with the large covered lanai and OUTDOOR PRIVACY! Separate slab for outdoor grill. This home is close to recreation facilities, pools, golfing, shopping and dining. A short golf cart ride away to living the lifestyle of The Villages! Come see this home today! Bond Balance is a little over $3,000. Golf cart is negotiable.

Key facts

• Open floor plan
• Granite countertops
• New roof

Tags

• GAS GOLF CART INCLUDED
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY HARDWOOD FLOORING
• NEW ROOF

Property features AI

Finance

• Other: Turnkey (furnished); Builder model: Corpus Christi
• Financial info: CDD present; Other annual assessment: $802; Total annual fees: $2,448 (monthly equivalent $204); No lease restrictions indicated
• HOA & community: Has HOA (The Villages) — monthly fee, association required; Community features include golf; Senior community; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Sewer connected; Water connected
• Home design: Single-family residence (PUD); One story; North-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Rain gutters; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Skylights
• Laundry & utility: Washer; Dryer; Laundry located in garage; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $340k).
• Recommended offer: $330k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: crime A+, housing A, employment B+; 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.
• Zoned schools: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Lake Weir Middle School (math 37% / reading 33%, grade F, #416 of 571 statewide, top 74%, 1,207 students, 76% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL).
• 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 $3,420/mo this rent would consume 55% 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 36 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $280k; 21% 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. 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: 1.01% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $303,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17395 SE 82nd Pecan Ter	0.20mi	2/2.0	1,202 (-5%)	1mo	$229,900	$191	82
8076 SE 174th Belhaven Loop	0.09mi	2/2.0	1,383 (+9%)	10mo	$275,000	$199	71
17640 SE 81st Timberwood Ter	0.11mi	3/2.0 (+1)	1,404 (+11%)	3mo	$355,000	$253	69
8385 SE 173rd Hendricks Ln	0.30mi	2/2.0	1,177 (-7%)	10mo	$295,000	$251	66
17400 SE 77th Sycamore Ave	0.46mi	2/2.0	1,198 (-5%)	8mo	$239,000	$199	64
1812 Sanibel Ct	0.61mi	3/2.0 (+1)	1,229 (-3%)	5mo	$301,000	$245	58
17107 SE 78th Parlange Ter	0.49mi	3/2.0 (+1)	1,359 (+7%)	6mo	$385,000	$283	55
17972 SE 84th Abercorn Ct	0.50mi	3/2.0 (+1)	1,392 (+10%)	2mo	$257,000	$185	53
8489 SE 177th Bartram Loop	0.54mi	3/2.0 (+1)	1,392 (+10%)	6mo	$425,000	$305	48
3531 Reston Dr	0.50mi	3/2.0 (+1)	1,392 (+10%)	8mo	$284,200	$204	48
8078 SE 169th Tweedside Loop	0.70mi	2/2.0	1,400 (+11%)	8mo	$336,000	$240	43
3466 Richmond Dr	0.65mi	3/2.0 (+1)	1,392 (+10%)	7mo	$275,000	$198	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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-40,317
• Equity at exit: $50,695

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-6,399
• Equity at exit: $29,397

Cash invested: $95,200 (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: 551
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,420 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$393 /mo · $4,722/yr
• Insurance: −$142
• HOA: −$204
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $179

Break-even live

Break-even rent $3,193

Max offer price $340,000

Occupancy floor 90%

Sensitivity live

Price	-10% $372	-5% $276	+0% $179	+5% $83	+10% $-13
Rent	-10% $-91	-5% $44	+0% $179	+5% $314	+10% $450
Rate	-1.0pp $351	-0.5pp $266	base $179	+0.5pp $91	+1.0pp $2

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: $85,000
• Closing costs: $10,200
• 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	0.14mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	22d	1	0.21mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	22d	1	0.26mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	22d	1	0.40mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	22d	1	0.55mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	22d	1	1.10mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	22d	1	1.37mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	22d	1	1.41mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	22d	1	1.41mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	22d	1	1.42mi

HOA detail

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

Listing history 21 events

1. 2026-06-21
   days on market $340,000 Active 36 DOM
2. 2026-06-18
   days on market $340,000 Active 33 DOM
3. 2026-06-17
   days on market $340,000 Active 32 DOM
4. 2026-06-16
   days on market $340,000 Active 31 DOM
5. 2026-06-15
   days on market $340,000 Active 30 DOM
6. 2026-06-14
   days on market $340,000 Active 28 DOM
7. 2026-06-13
   days on market $340,000 Active 27 DOM
8. 2026-06-10
   days on market $340,000 Active 25 DOM
9. 2026-06-09
   days on market $340,000 Active 24 DOM
10. 2026-06-08
    days on market $340,000 Active 23 DOM
11. 2026-06-07
    days on market $340,000 Active 22 DOM
12. 2026-06-03
    days on market $340,000 Active 18 DOM
13. 2026-06-02
    days on market $340,000 Active 17 DOM
14. 2026-06-01
    days on market $340,000 Active 16 DOM
15. 2026-05-31
    days on market $340,000 Active 15 DOM
16. 2026-05-30
    days on market $340,000 Active 14 DOM
17. 2026-05-16
    listed $340,000 Active
18. 2022-02-28
    soldstatus $280,000 Closed 829-char remark

    Show marketing remark (829 chars)

    WELCOME HOME to this beautiful Corpus Christi ranch home! This home features 2 bedrooms and a den (no closet). TURNKEY! LOW BOND! ROOF IS 2015 AND AC IS 2013. NEW UPDATED LANDSCAPING! Laminate flooring throughout the main living areas! OPEN FLOOR PLAN! Gas stove. Over the window kitchen sink for more natural lighting! Large master suite with walk in closet. Attached large master bathroom with walk in shower. SPLIT FLOOR PLAN with two guest bedrooms and a guest bathroom. You will enjoy sitting outdoors with the large covered lanai and OUTDOOR PRIVACY! Separate slab for outdoor grill. This home is close to recreation facilities, pools, golfing, shopping and dining. A short golf cart ride away to living the lifestyle of The Villages! Come see this home today! Bond Balance is a little over $3,000. Golf cart is negotiable.

19. 2022-02-28
    soldstatus $280,000

    Show marketing remark (829 chars)

    WELCOME HOME to this beautiful Corpus Christi ranch home! This home features 2 bedrooms and a den (no closet). TURNKEY! LOW BOND! ROOF IS 2015 AND AC IS 2013. NEW UPDATED LANDSCAPING! Laminate flooring throughout the main living areas! OPEN FLOOR PLAN! Gas stove. Over the window kitchen sink for more natural lighting! Large master suite with walk in closet. Attached large master bathroom with walk in shower. SPLIT FLOOR PLAN with two guest bedrooms and a guest bathroom. You will enjoy sitting outdoors with the large covered lanai and OUTDOOR PRIVACY! Separate slab for outdoor grill. This home is close to recreation facilities, pools, golfing, shopping and dining. A short golf cart ride away to living the lifestyle of The Villages! Come see this home today! Bond Balance is a little over $3,000. Golf cart is negotiable.

20. 2022-02-08
    status Pending 829-char remark

    Show marketing remark (829 chars)

    WELCOME HOME to this beautiful Corpus Christi ranch home! This home features 2 bedrooms and a den (no closet). TURNKEY! LOW BOND! ROOF IS 2015 AND AC IS 2013. NEW UPDATED LANDSCAPING! Laminate flooring throughout the main living areas! OPEN FLOOR PLAN! Gas stove. Over the window kitchen sink for more natural lighting! Large master suite with walk in closet. Attached large master bathroom with walk in shower. SPLIT FLOOR PLAN with two guest bedrooms and a guest bathroom. You will enjoy sitting outdoors with the large covered lanai and OUTDOOR PRIVACY! Separate slab for outdoor grill. This home is close to recreation facilities, pools, golfing, shopping and dining. A short golf cart ride away to living the lifestyle of The Villages! Come see this home today! Bond Balance is a little over $3,000. Golf cart is negotiable.

21. 2022-01-19
    listed $289,900 Active 829-char remark

    Show marketing remark (829 chars)

    WELCOME HOME to this beautiful Corpus Christi ranch home! This home features 2 bedrooms and a den (no closet). TURNKEY! LOW BOND! ROOF IS 2015 AND AC IS 2013. NEW UPDATED LANDSCAPING! Laminate flooring throughout the main living areas! OPEN FLOOR PLAN! Gas stove. Over the window kitchen sink for more natural lighting! Large master suite with walk in closet. Attached large master bathroom with walk in shower. SPLIT FLOOR PLAN with two guest bedrooms and a guest bathroom. You will enjoy sitting outdoors with the large covered lanai and OUTDOOR PRIVACY! Separate slab for outdoor grill. This home is close to recreation facilities, pools, golfing, shopping and dining. A short golf cart ride away to living the lifestyle of The Villages! Come see this home today! Bond Balance is a little over $3,000. Golf cart is negotiable.

ⓘ 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: $4,722 · $393/mo
• Projected year-2 tax: $4,722 · $393/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: $41,036
• − Mortgage interest: −$19,045
• − Property taxes: −$4,722
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,283
• − Management: −$3,283
• − HOA: −$2,448
• − Depreciation: −$9,891
• Taxable loss: −$3,336
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $2,953/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

+17.3% since first listed

5 events — show timeline

• 2026-05-16 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-28 Sold (Public Records) $280,000 Public Records
• 2022-02-28 Sold (MLS) $280,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-19 Listed $289,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2025): $4,722 · +2.9% YoY. Source: county tax records.