17574 SE 106th Ave · The Villages, FL 34491

$189,900

2 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 12 Days on market

Built 1990 0.25 ac lot Est $218k · 13% under $179/mo HOA · 9% 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 +13.6/30.0
• ARV discount +13.4/15.0
• 1% rule +5.5/10.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Short Sale. No bond! Enjoy easy Florida retirement living in this popular Chestnut model featuring 2 bedrooms, 2 bathrooms, and an open-concept layout perfect for entertaining. The bright kitchen with island flows into the living and dining areas, while the primary suite offers a large walk-in closet and a brand-new tiled, handicap-accessible shower. Guests will appreciate their own spacious bedroom and bath. Fresh interior paint (including the enclosed lanai), mature landscaping, sliding garage screens, and a new hot water heater add value and curb appeal. Relax or host gatherings in the extended lanai with plenty of room for outdoor dining. Located

Key facts

• Large walk-in closet
• Mature landscaping
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT KITCHEN WITH ISLAND
• LARGE WALK-IN CLOSET
• SPACIOUS BEDROOM AND BATH
• MATURE LANDSCAPING
• SLIDING GARAGE SCREENS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $9 ($112/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.4% vs local median 5.0% in The Villages — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Stanton-Weirsdale Elementary School (math 42% / reading 36%, grade F, #1,560 of 2,144 statewide, top 73%, 544 students, 70% 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: 713 active listings in the ZIP; 15 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).
• This rent runs 36% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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 $88k; list at $190k implies a 117% 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 $189,900

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. 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?
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: 1.05% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10340 SE 177th Pl	0.28mi	2/2.0	1,296 (+4%)	2mo	$207,000	$160	79
10699 SE 178th St	0.30mi	2/2.0	1,248 (0%)	10mo	$179,000	$143	78
17815 SE 102nd Ter	0.34mi	2/2.0	1,372 (+10%)	3mo	$235,000	$171	65
10235 SE 179th Pl	0.48mi	2/2.0	1,144 (-8%)	2mo	$180,599	$158	63
17963 SE 105th Ct	0.39mi	2/2.0	1,206 (-3%)	20mo	$235,000	$195	60
17971 SE 105th Ct	0.40mi	2/2.0	1,296 (+4%)	21mo	$242,000	$187	58
10221 SE 175th Pl	0.34mi	2/2.0	1,144 (-8%)	18mo	$200,000	$175	55
10385 SE 178th St	0.25mi	2/2.0	1,420 (+14%)	13mo	$247,900	$175	54
11101 SE 174th Loop	0.52mi	3/2.0 (+1)	1,329 (+6%)	23mo	$351,000	$264	40
9888 SE 177th Ln	0.69mi	2/2.0	1,144 (-8%)	23mo	$198,000	$173	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-29,996
• Equity at exit: $28,315

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-24,617
• Equity at exit: $16,419

Cash invested: $53,172 (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 34491

• Home prices YoY: -35.0%
• Active inventory: 713
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$996
• Tax from tax record: −$305 /mo · $3,661/yr
• Insurance: −$79
• HOA: −$179
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $9

Break-even live

Break-even rent $1,973

Max offer price $189,900

Occupancy floor 95%

Sensitivity live

Price	-10% $117	-5% $63	+0% $9	+5% $-44	+10% $-98
Rent	-10% $-148	-5% $-69	+0% $9	+5% $88	+10% $166
Rate	-1.0pp $105	-0.5pp $58	base $9	+0.5pp $-40	+1.0pp $-90

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	23d	1	0.18mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	23d	1	0.51mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	22d	1	0.79mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	23d	1	0.87mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	23d	1	1.06mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	15d	1	1.15mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	22d	1	1.18mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	23d	1	1.29mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	23d	1	1.37mi
10326 SE 162nd Place Rd Summerfield, FL	3.0	2.0	1419	$2,300	$1.62	15d	1	1.39mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	22d	1	1.45mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	22d	1	1.45mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	22d	36	1.47mi
11001 SE Sunset Harbor Rd Unit H52 Summerfield, FL	2.0	2.5	1224	$1,440	$1.18	23d	1	1.47mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	22d	38	1.48mi

HOA detail

• Monthly dues: $179 · $2,148/yr
• Likely covers: waterlandscaping

Listing history 24 events

1. 2026-03-01
   status Pending
2. 2026-02-17
   listed $189,900 Active
3. 2025-09-22
   historical
4. 2025-07-28
   price $199,500
5. 2025-05-28
   price $214,500
6. 2025-03-10
   price $217,500
7. 2025-02-19
   status Active
8. 2025-02-06
   status Pending
9. 2025-01-25
   price $223,000
10. 2024-11-26
    price $225,000
11. 2024-09-21
    status Active
12. 2024-09-20
    historical
13. 2024-08-15
    status Active
14. 2024-08-09
    status Pending
15. 2024-07-30
    price $226,900
16. 2024-07-18
    listed $227,900 Active
17. 2024-06-23
    historical
18. 2024-06-21
    price $219,900
19. 2024-06-18
    price $234,900
20. 2024-05-21
    price $239,900
21. 2024-05-21
    listed $239,000 Active
22. 2002-10-21
    soldstatus $87,500
23. 1999-09-21
    soldstatus $77,000
24. 1990-05-01
    soldstatus $55,400

ⓘ 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: $3,661 · $305/mo
• Projected year-2 tax: $3,661 · $305/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 2/10 Low
• 🌡 Heat 9/10 Extreme 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: $23,823
• − Mortgage interest: −$10,637
• − Property taxes: −$3,661
• − Insurance: −$950
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − HOA: −$2,148
• − Depreciation: −$5,524
• Taxable loss: −$2,908
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $810/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

• County: Marion County · 315,796 people
• City population: 19,167
• Metro: Ocala, FL
• Population (ZIP): 33,318
• Household income: $66,679
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 256.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 9% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 11% Vietnamese 1% French/Haitian/Cajun 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: ▼ -107.67%
• Current HPI: 200.0792
• Rent YoY: —
• Metro: Ocala, 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

+242.8% since first listed

24 events — show timeline

• 2026-03-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Price Changed $199,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-28 Price Changed $214,500 Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Price Changed $217,500 Stellar MLS as Distributed by MLS Grid
• 2025-02-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-25 Price Changed $223,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-26 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-30 Price Changed $226,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-18 Listed $227,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-21 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-18 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-21 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-21 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2002-10-21 Sold (Public Records) $87,500 Public Records
• 1999-09-21 Sold (Public Records) $77,000 Public Records
• 1990-05-01 Sold (Public Records) $55,400 Public Records

Property tax history

+14.8%/yr

Latest (2025): $3,661 · +285.8% YoY. Source: county tax records.