17350 SE 77th Sycamore Ave · The Villages, FL 32162

$249,900

2 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 30 Days on market

Built 2002 3,560 sqft lot Est $230k · 9% over $204/mo HOA · 6% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +3.7/15.0
• 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

Must see this 2 bedroom, 1 full bath cottage style home located near the Nancy Lopez Country Club, First Responders Recreational Center and Publix Shopping Center. Also located near nearby is the VA Medical Clinic. Plus, Walmart Neighborhood Shopping Center is scheduled for construction 2028. New roof 2020, brickpaver driveway and sidewalk, enclose lanai & newer HVAC heating and air conditioning replaced 2020. Custom built kitchen with granite countertops, newer additional cabinets, glass backsplash, some new appliances, gas range, large farmers sink and pantry. Large dining room and living room combination with laminate wood flooring throughout home. Built-in cabinet and TV entertain

Key facts

• Glass backsplash
• Custom built kitchen
• Brickpaver driveway

Tags

• COTTAGE STYLE HOME
• BRICKPAVER DRIVEWAY
• NEW ROOF
• CUSTOM BUILT KITCHEN
• GRANITE COUNTERTOPS
• GLASS BACKSPLASH

Property features AI

Finance

• Other: CDD present; Property type: Residential — Single Family Residence; Zoning: RES; Lot size about 0.08 acres (approx. 40 x 89)
• HOA & community: The Villages Community Development HOA — required, $204 monthly; Senior community; Pets allowed

Exterior

• Parking: Attached garage (1-car, approximately 22 x 14)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected; Cable connected; Underground utilities
• Home design: Single-family residence; One level; Faces east
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built with standard residential construction materials
• Exterior features: Rain gutters; Irrigation equipment; Asphalt road access; Lot dimensions approximately 40 x 89

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room / dining room combo; Open floorplan; Stone countertops; Thermostat
• Laundry & utility: Washer; Dryer; Gas dryer hookup in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 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 $3,668/mo this rent would consume 59% 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 $7k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $103k; list at $250k implies a 143% gain — meaningful room to come down on a strong offer.

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 $246,151 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $230,265
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17385 SE 76th Champion Ave	0.11mi	2/2.0	1,125 (+5%)	13mo	$305,000	$271	71
17400 SE 77th Sycamore Ave	0.04mi	2/2.0	1,198 (+12%)	8mo	$239,000	$199	68
17415 SE 82nd Pecan Ter	0.58mi	2/1.0	1,071 (0%)	10mo	$229,900	$215	64
17126 SE 78th Larchmont Ct	0.21mi	2/2.0	1,229 (+15%)	14mo	$352,000	$286	50
17395 SE 82nd Pecan Ter	0.58mi	2/2.0	1,202 (+12%)	0mo	$229,900	$191	48
16952 SE 81st Charlesfort Ave	0.53mi	2/2.0	1,163 (+9%)	20mo	$245,000	$211	40
8385 SE 173rd Hendricks Ln	0.68mi	2/2.0	1,177 (+10%)	10mo	$295,000	$251	40

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $31,586
• Equity at exit: $37,261

10-year hold

• IRR: 21.0%
• Equity multiple: 2.87×
• Total profit: $130,550
• Equity at exit: $21,607

Cash invested: $69,972 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,668 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$203 /mo · $2,439/yr
• Insurance: −$104
• HOA: −$204
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $1,076

Break-even live

Break-even rent $2,306

Max offer price $249,900

Occupancy floor 66%

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: $62,475
• Closing costs: $7,497
• 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	0.13mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.19mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.51mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.55mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.80mi

HOA detail

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

Listing history 17 events

1. 2026-06-18
   days on market $249,900 Active 30 DOM
2. 2026-06-17
   days on market $249,900 Active 29 DOM
3. 2026-06-16
   days on market $249,900 Active 28 DOM
4. 2026-06-15
   days on market $249,900 Active 27 DOM
5. 2026-06-14
   days on market $249,900 Active 25 DOM
6. 2026-06-13
   days on market $249,900 Active 24 DOM
7. 2026-06-10
   days on market $249,900 Active 22 DOM
8. 2026-06-09
   days on market $249,900 Active 21 DOM
9. 2026-06-08
   days on market $249,900 Active 20 DOM
10. 2026-06-07
    days on market $249,900 Active 19 DOM
11. 2026-06-03
    days on market $249,900 Active 15 DOM
12. 2026-06-02
    days on market $249,900 Active 14 DOM
13. 2026-06-01
    days on market $249,900 Active 13 DOM
14. 2026-05-31
    days on market $249,900 Active 12 DOM
15. 2026-05-30
    days on market $249,900 Active 11 DOM
16. 2026-05-19
    listed $249,900 Active
17. 2003-11-26
    soldstatus $103,000

ⓘ 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: $2,439 · $203/mo
• Projected year-2 tax: $2,439 · $203/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: $44,020
• − Mortgage interest: −$13,998
• − Property taxes: −$2,439
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,522
• − Management: −$3,522
• − HOA: −$2,448
• − Depreciation: −$7,270
• Taxable income: $9,573
• Est. tax owed @ 24.0%: −$2,297
• After-tax cash flow: $10,616/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

+142.6% since first listed

2 events — show timeline

• 2026-05-19 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2003-11-26 Sold (Public Records) $103,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,439 · +11.7% YoY. Source: county tax records.