9862 SE 179th Pl · The Villages, FL 34491

$230,000

2 bd · 2.0 ba · 1,746 sqft · SingleFamily public records · 13 Days on market

Built 1993 7,841 sqft lot Est $332k · 31% under $180/mo HOA · 9% of rent ↓ 28% since listing

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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 +13.4/30.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• 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. Welcome to this beautifully maintained home in the desirable Spruce Creek South 55+ gated golf course community, conveniently located just 2 miles north of The Villages! This EXPANDED PALM MODEL offers exceptional space and comfort, complete with an oversized garage for extra storage or workspace, along with a charming paver driveway and walkway that enhance the home's curb appeal. Step inside to find freshly painted interiors, soaring vaulted ceilings, and a bright, open living and dining room combination—perfect for both everyday living and entertaining. The spacious layout and generously sized rooms create a comfortable and inviting atmospher

Key facts

• Screened lanai
• Paver driveway
• Granite countertops

Tags

• GATED GOLF COURSE COMMUNITY
• OVERSIZED GARAGE
• PAVER DRIVEWAY
• GRANITE COUNTERTOPS
• FULLY ENCLOSED FLORIDA ROOM
• SCREENED LANAI

Property features AI

Finance

• Other: Lease restrictions apply; Buyers must enter community through main gate; buyers required to be accompanied by an agent
• Financial info: Total monthly association fees $180 (annual $2,160)
• HOA & community: Has HOA with required approval; Monthly HOA fee of $180; HOA covers common area taxes, pool, grounds maintenance, private road, recreational facilities, security; Community amenities include clubhouse, fitness center, pool, tennis courts, racquetball, recreation facilities, dog park, golf cart friendly; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage (20 x 26)
• Security: Gated community
• Utilities: Public water; Public sewer; High‑speed/BB internet available; Electricity connected; Irrigation equipment
• Home design: Single family residence; PUD zoning; One story; North-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Expanded Palm model
• Exterior features: Hurricane shutters; Outdoor lighting; Private mailbox; Rain gutters; Sliding doors; Mature landscaping; Landscaped and paved lot; Paved public road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Thermostat; Window treatments
• Laundry & utility: Washer and dryer included; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $3 ($31/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 $204k (11.2% below list).
• Recommended offer: $204k (11.2% 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: 712 active listings in the ZIP; 20 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).
• This rent runs 37% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

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 $204,206 (11.2% 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: 0.89% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $331,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17951 SE 96th Ave	0.24mi	3/2.0 (+1)	1,766 (+1%)	5mo	$235,000	$133	78
9430 SE 177th Simons Ln	0.47mi	3/2.0 (+1)	1,767 (+1%)	1mo	$339,900	$192	70
9492 SE 173rd Ln	0.65mi	3/2.0 (+1)	1,758 (+1%)	4mo	$283,000	$161	60
17392 SE 98th Cir	0.60mi	2/2.0	1,605 (-8%)	9mo	$274,900	$171	51
2746 Privada Dr	0.63mi	3/2.0 (+1)	1,620 (-7%)	7mo	$340,000	$210	47
10410 SE 179th Pl	0.55mi	3/2.0 (+1)	1,526 (-13%)	3mo	$205,000	$134	46
2517 Privada Dr	0.67mi	3/2.0 (+1)	1,527 (-12%)	3mo	$312,000	$204	41
2737 Privada Dr	0.65mi	3/2.0 (+1)	1,527 (-12%)	5mo	$300,000	$196	39
2742 Privada Dr	0.65mi	3/2.0 (+1)	1,527 (-12%)	8mo	$315,000	$206	38
2541 Privada Dr	0.69mi	3/2.0 (+1)	1,532 (-12%)	7mo	$285,000	$186	37
2538 Privada Dr	0.66mi	3/2.0 (+1)	1,527 (-12%)	8mo	$270,000	$177	36
2708 LA Posada Dr	0.75mi	3/2.0 (+1)	1,527 (-12%)	8mo	$290,000	$190	32

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-37,063
• Equity at exit: $34,294

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-31,886
• Equity at exit: $19,886

Cash invested: $64,400 (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: 712
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$96
• HOA: −$180
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $3

Break-even live

Break-even rent $2,039

Max offer price $230,000

Occupancy floor 95%

Sensitivity live

Price	-10% $133	-5% $68	+0% $3	+5% $-63	+10% $-128
Rent	-10% $-159	-5% $-78	+0% $3	+5% $83	+10% $164
Rate	-1.0pp $118	-0.5pp $61	base $3	+0.5pp $-57	+1.0pp $-118

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	22d	1	0.32mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	22d	1	0.34mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	22d	1	0.44mi
17522 SE 95th Cir Summerfield, FL	2.0	2.0	1884	$1,875	$1.00	22d	1	0.53mi
10397 SE 176th St Summerfield, FL	2.0	2.0	1296	$2,150	$1.66	22d	1	0.62mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	22d	1	0.66mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	22d	1	0.73mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	22d	1	0.74mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	22d	1	0.84mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	22d	1	1.12mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	22d	1	1.13mi
1505 Doria Ln Lady Lake, FL	3.0	2.0	2048	$3,500	$1.71	22d	1	1.22mi
2829 Burgos Dr The Villages, FL	2.0	2.0	1156	$1,850	$1.60	22d	1	1.33mi
1129 Santa Cruz Dr The Villages, FL	2.0	2.0	1102	$2,350	$2.13	22d	1	1.36mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	22d	1	1.37mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	22d	1	1.38mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	22d	1	1.40mi
3057 Saint Thomas Ln The Villages, FL	3.0	2.0	2044	$2,850	$1.39	22d	1	1.43mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	22d	1	1.47mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	22d	1	1.47mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: security

Listing history 9 events

1. 2026-05-04
   status Pending
2. 2026-04-21
   listed $230,000 Active
3. 2025-07-03
   historical
4. 2025-04-02
   price $269,000
5. 2025-01-03
   listed $279,000 Active
6. 2024-09-17
   historical
7. 2024-07-12
   price $295,000
8. 2024-06-10
   price $310,000
9. 2024-03-17
   listed $319,000 Active

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$365/yr (+$30/mo · 23.6%)

ⓘ 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: $24,505
• − Mortgage interest: −$12,884
• − Property taxes: −$1,544
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$2,160
• − Depreciation: −$6,691
• Taxable loss: −$3,845
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $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: 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

-27.9% since first listed

9 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-02 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-03 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-12 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-10 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-17 Listed $319,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,544 · +18.3% YoY. Source: county tax records.