17855 SE 99th Ave · The Villages, FL 34491

$219,000

2 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 17 Days on market

Built 1993 8,276 sqft lot $158/sqft · 11% below area Est $299k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• 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 MLS

NEW ROOF! Golf course and water views await a new owner in this well priced Palm floor plan in Spruce Creek South, a 55 and better community is just minutes to The Villages and has golf cart access to shopping, restaurants, and so much more. This 2/2 Palm boast easy to maintain vinyl siding, simple landscape, and a sliding garage screen door. As you enter the home, you are greeted with tile floors in the foyer, dinning room, and wet areas, while the living room and bedrooms offer cozy carpeting. The guest bedroom has ample space for guests. The kitchen offers convenience and function with a breakfast bar and plenty of counter space. The nice sized primary bedroom, has a sliding glass door with direct access to the Lanai, and it's very on en-suite with walk in shower. The glass enclosed, heated and cooled family room gives privacy, while taking advantage of the water and golf course views. Don't forget the open patio in back, which is great for grilling out. The water heater was replaced in 2022. This home can also be available furnished. Don't miss this one, make your appointment today! Lania is included under heat and air as it is vented. Motivated seller, bring offers!

Key facts

• Community amenities
• Waterfront
• Golf course

Tags

• WATERFRONT
• GOLF COURSE
• ENCLOSED LANAI
• CERAMIC TILE FLOORING
• COMMUNITY AMENITIES
• BEAUTIFUL WATER VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $10 ($125/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (9.5% below list).
• Recommended offer: $198k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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: 705 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $219k implies a 116% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,091 (9.5% 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. 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: 0.90% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (median comp): $298,684
• List price: $219,000
• Delta: -23.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17815 SE 102nd Ter	0.37mi	2/2.0	1,372 (-1%)	3mo	$235,000	$171	78
10340 SE 177th Pl	0.41mi	2/2.0	1,296 (-7%)	2mo	$207,000	$160	68
17707 SE 92nd Grantham Ter	0.55mi	3/2.0 (+1)	1,392 (+0%)	10mo	$282,000	$203	61
2670 Privada Dr	0.73mi	3/2.0 (+1)	1,392 (+0%)	0mo	$307,450	$221	60
1502 EL Paso Way	0.74mi	3/2.0 (+1)	1,392 (+0%)	5mo	$294,000	$211	56
10410 SE 179th Pl	0.49mi	3/2.0 (+1)	1,526 (+10%)	3mo	$205,000	$134	54
10683 SE 174th Loop	0.71mi	3/2.0 (+1)	1,450 (+4%)	2mo	$220,000	$152	53
2630 Moncayo Ave	0.56mi	2/2.0	1,231 (-11%)	11mo	$255,000	$207	46
2604 Privada Dr	0.68mi	3/2.0 (+1)	1,210 (-13%)	0mo	$269,000	$222	41
1705 Betrillo Ct	0.68mi	3/2.0 (+1)	1,210 (-13%)	3mo	$238,000	$197	39
2538 Privada Dr	0.75mi	3/2.0 (+1)	1,527 (+10%)	8mo	$270,000	$177	36
1703 Gomez Pl	0.67mi	3/2.0 (+1)	1,210 (-13%)	9mo	$235,000	$194	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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-34,770
• Equity at exit: $32,654

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-29,201
• Equity at exit: $18,935

Cash invested: $61,320 (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: 705
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$91
• HOA: −$179
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $10

Break-even live

Break-even rent $1,968

Max offer price $219,000

Occupancy floor 94%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	0.33mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	21d	1	0.37mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	0.44mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	21d	1	0.48mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	21d	1	0.69mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	20d	1	0.79mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	20d	1	0.87mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	20d	1	0.98mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	21d	1	1.11mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	1.12mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	20d	1	1.26mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	20d	1	1.27mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	13d	1	1.27mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	20d	1	1.39mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	20d	1	1.40mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	20d	1	1.44mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	20d	1	1.48mi

HOA detail

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

Listing history 19 events

1. 2026-06-18
   days on market $219,000 Active 17 DOM
2. 2026-06-17
   days on market $219,000 Active 16 DOM
3. 2026-06-16
   days on market $219,000 Active 15 DOM
4. 2026-06-15
   days on market $219,000 Active 14 DOM
5. 2026-06-14
   days on market $219,000 Active 12 DOM
6. 2026-06-13
   days on market $219,000 Active 11 DOM
7. 2026-06-10
   days on market $219,000 Active 9 DOM
8. 2026-06-09
   days on market $219,000 Active 8 DOM
9. 2026-06-08
   days on market $219,000 Active 7 DOM
10. 2026-06-07
    days on market $219,000 Active 6 DOM
11. 2026-06-03
    days on market $219,000 Active 2 DOM
12. 2026-06-02
    pricedays on marketlisting id $219,000 Active 1 DOM
13. 2026-04-11
    price $230,000 1189-char remark

    Show marketing remark (1189 chars)

    NEW ROOF! Golf course and water views await a new owner in this well priced Palm floor plan in Spruce Creek South, a 55 and better community is just minutes to The Villages and has golf cart access to shopping, restaurants, and so much more. This 2/2 Palm boast easy to maintain vinyl siding, simple landscape, and a sliding garage screen door. As you enter the home, you are greeted with tile floors in the foyer, dinning room, and wet areas, while the living room and bedrooms offer cozy carpeting. The guest bedroom has ample space for guests. The kitchen offers convenience and function with a breakfast bar and plenty of counter space. The nice sized primary bedroom, has a sliding glass door with direct access to the Lanai, and it's very on en-suite with walk in shower. The glass enclosed, heated and cooled family room gives privacy, while taking advantage of the water and golf course views. Don't forget the open patio in back, which is great for grilling out. The water heater was replaced in 2022. This home can also be available furnished. Don't miss this one, make your appointment today! Lania is included under heat and air as it is vented. Motivated seller, bring offers!

14. 2026-02-13
    price $240,000 1189-char remark

    Show marketing remark (1189 chars)

    NEW ROOF! Golf course and water views await a new owner in this well priced Palm floor plan in Spruce Creek South, a 55 and better community is just minutes to The Villages and has golf cart access to shopping, restaurants, and so much more. This 2/2 Palm boast easy to maintain vinyl siding, simple landscape, and a sliding garage screen door. As you enter the home, you are greeted with tile floors in the foyer, dinning room, and wet areas, while the living room and bedrooms offer cozy carpeting. The guest bedroom has ample space for guests. The kitchen offers convenience and function with a breakfast bar and plenty of counter space. The nice sized primary bedroom, has a sliding glass door with direct access to the Lanai, and it's very on en-suite with walk in shower. The glass enclosed, heated and cooled family room gives privacy, while taking advantage of the water and golf course views. Don't forget the open patio in back, which is great for grilling out. The water heater was replaced in 2022. This home can also be available furnished. Don't miss this one, make your appointment today! Lania is included under heat and air as it is vented. Motivated seller, bring offers!

15. 2025-08-15
    price $265,000 1189-char remark

    Show marketing remark (1189 chars)

    NEW ROOF! Golf course and water views await a new owner in this well priced Palm floor plan in Spruce Creek South, a 55 and better community is just minutes to The Villages and has golf cart access to shopping, restaurants, and so much more. This 2/2 Palm boast easy to maintain vinyl siding, simple landscape, and a sliding garage screen door. As you enter the home, you are greeted with tile floors in the foyer, dinning room, and wet areas, while the living room and bedrooms offer cozy carpeting. The guest bedroom has ample space for guests. The kitchen offers convenience and function with a breakfast bar and plenty of counter space. The nice sized primary bedroom, has a sliding glass door with direct access to the Lanai, and it's very on en-suite with walk in shower. The glass enclosed, heated and cooled family room gives privacy, while taking advantage of the water and golf course views. Don't forget the open patio in back, which is great for grilling out. The water heater was replaced in 2022. This home can also be available furnished. Don't miss this one, make your appointment today! Lania is included under heat and air as it is vented. Motivated seller, bring offers!

16. 2025-03-13
    price $268,000 1189-char remark

    Show marketing remark (1189 chars)

    NEW ROOF! Golf course and water views await a new owner in this well priced Palm floor plan in Spruce Creek South, a 55 and better community is just minutes to The Villages and has golf cart access to shopping, restaurants, and so much more. This 2/2 Palm boast easy to maintain vinyl siding, simple landscape, and a sliding garage screen door. As you enter the home, you are greeted with tile floors in the foyer, dinning room, and wet areas, while the living room and bedrooms offer cozy carpeting. The guest bedroom has ample space for guests. The kitchen offers convenience and function with a breakfast bar and plenty of counter space. The nice sized primary bedroom, has a sliding glass door with direct access to the Lanai, and it's very on en-suite with walk in shower. The glass enclosed, heated and cooled family room gives privacy, while taking advantage of the water and golf course views. Don't forget the open patio in back, which is great for grilling out. The water heater was replaced in 2022. This home can also be available furnished. Don't miss this one, make your appointment today! Lania is included under heat and air as it is vented. Motivated seller, bring offers!

17. 2025-01-06
    price $274,900 1189-char remark

    Show marketing remark (1189 chars)

    NEW ROOF! Golf course and water views await a new owner in this well priced Palm floor plan in Spruce Creek South, a 55 and better community is just minutes to The Villages and has golf cart access to shopping, restaurants, and so much more. This 2/2 Palm boast easy to maintain vinyl siding, simple landscape, and a sliding garage screen door. As you enter the home, you are greeted with tile floors in the foyer, dinning room, and wet areas, while the living room and bedrooms offer cozy carpeting. The guest bedroom has ample space for guests. The kitchen offers convenience and function with a breakfast bar and plenty of counter space. The nice sized primary bedroom, has a sliding glass door with direct access to the Lanai, and it's very on en-suite with walk in shower. The glass enclosed, heated and cooled family room gives privacy, while taking advantage of the water and golf course views. Don't forget the open patio in back, which is great for grilling out. The water heater was replaced in 2022. This home can also be available furnished. Don't miss this one, make your appointment today! Lania is included under heat and air as it is vented. Motivated seller, bring offers!

18. 2024-11-14
    listed $289,900 Active 1189-char remark

    Show marketing remark (1189 chars)

    NEW ROOF! Golf course and water views await a new owner in this well priced Palm floor plan in Spruce Creek South, a 55 and better community is just minutes to The Villages and has golf cart access to shopping, restaurants, and so much more. This 2/2 Palm boast easy to maintain vinyl siding, simple landscape, and a sliding garage screen door. As you enter the home, you are greeted with tile floors in the foyer, dinning room, and wet areas, while the living room and bedrooms offer cozy carpeting. The guest bedroom has ample space for guests. The kitchen offers convenience and function with a breakfast bar and plenty of counter space. The nice sized primary bedroom, has a sliding glass door with direct access to the Lanai, and it's very on en-suite with walk in shower. The glass enclosed, heated and cooled family room gives privacy, while taking advantage of the water and golf course views. Don't forget the open patio in back, which is great for grilling out. The water heater was replaced in 2022. This home can also be available furnished. Don't miss this one, make your appointment today! Lania is included under heat and air as it is vented. Motivated seller, bring offers!

19. 1993-08-25
    soldstatus $101,500

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$188/yr (+$16/mo · 11.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 20 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: $23,771
• − Mortgage interest: −$12,267
• − Property taxes: −$1,630
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − HOA: −$2,148
• − Depreciation: −$6,371
• Taxable loss: −$3,543
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $975/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: 83,973
• 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

+126.6% since first listed

7 events — show timeline

• 2026-04-11 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Price Changed $268,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-06 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 1993-08-25 Sold (Public Records) $101,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,630 · +17.1% YoY. Source: county tax records.