17841 SE 106th Ct · The Villages, FL 34491

$216,000

2 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 87 Days on market

Built 1992 7,841 sqft lot $149/sqft · 10% below area Est $240k · 10% under $179/mo HOA · 9% of rent

---

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 +12.0/15.0
• Cash flow +11.6/30.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the sought-after Spruce Creek South 55+ gated golf course community just 2 miles north of The Villages, this 2-bed single family home in Summerfield offers a smart opportunity to secure a well-built home with key updates already completed and room to make it your own. This Chestnut model features a split-bedroom layout with spacious walk-in closets and a functional floor plan designed for comfortable everyday living. The primary suite has been updated with a renovated bathroom showcasing dual vessel sinks, vertical glass tile, and a barn-style sliding glass shower door, along with barn-style doors on both the bathroom and closet for added style and accessibility. Interior details include crown molding, arched doorways, ceiling fans, and a combination of ceramic tile and carpet flooring. The kitchen is equipped with stainless steel appliances, Corian-style countertops, tube lighting, and a recessed fan light, offering a solid foundation for future personalization. A bright Florida room surrounded by windows overlooks the spacious yard and opens to an outdoor patio, creating a natural extension of the living space. Major improvements include a brand new roof completed in 2025 and HVAC replaced in 2015. Additional features include inside laundry, irrigation system, and a 2-car attached garage. This home is priced to reflect the opportunity for cosmetic updates while already offering an updated primary bathroom and important system upgrades. Residents enjoy access to a clubhouse, fitness center, tennis, pickleball, pool, sauna, and a full calendar of social activities. Golf cart access allows convenient travel to nearby shopping, dining, and medical services. HOA includes 24-hour guard and community amenities.

Key facts

• Split-bedroom layout
• Renovated bathroom
• Dual vessel sinks

Tags

• GATED GOLF COURSE COMMUNITY
• SPLIT-BEDROOM LAYOUT
• RENOVATED BATHROOM
• DUAL VESSEL SINKS
• CROWN MOLDING
• ARCHED DOORWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $-69 ($-823/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (10.4% below list).
• Recommended offer: $193k (10.4% below list) — sets the bar for 1% rule.

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; 14 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 35% 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

• It's been on market 87 days — a 6% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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 $162k; 34% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,470 (10.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (median comp): $239,827
• List price: $216,000
• Delta: -9.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10683 SE 174th Loop	0.43mi	3/2.0 (+1)	1,450 (+0%)	2mo	$220,000	$152	73
10486 SE 179th Pl	0.28mi	3/2.0 (+1)	1,450 (+0%)	13mo	$250,000	$172	70
10385 SE 178th St	0.35mi	2/2.0	1,420 (-2%)	13mo	$247,900	$175	70
17815 SE 102nd Ter	0.44mi	2/2.0	1,372 (-5%)	3mo	$235,000	$171	68
10410 SE 179th Pl	0.37mi	3/2.0 (+1)	1,526 (+6%)	3mo	$205,000	$134	66
10699 SE 178th St	0.06mi	2/2.0	1,248 (-14%)	10mo	$179,000	$143	66
10340 SE 177th Pl	0.41mi	2/2.0	1,296 (-10%)	2mo	$207,000	$160	62
17971 SE 105th Ct	0.14mi	2/2.0	1,296 (-10%)	21mo	$242,000	$187	59
13550 County Road 109h	0.68mi	2/2.0	1,482 (+2%)	22mo	$165,000	$111	45
17430 SE 110th Ter	0.54mi	2/2.0	1,623 (+12%)	12mo	$309,900	$191	44
11101 SE 174th Loop	0.48mi	3/2.0 (+1)	1,329 (-8%)	23mo	$351,000	$264	40
10986 SE 171st Street Rd	0.72mi	3/2.0 (+1)	1,631 (+13%)	11mo	$325,000	$199	31

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-39,278
• Equity at exit: $32,206

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-39,451
• Equity at exit: $18,676

Cash invested: $60,480 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$1,133
• Tax from tax record: −$195 /mo · $2,344/yr
• Insurance: −$90
• HOA: −$179
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-69

Break-even live

Break-even rent $2,022

Max offer price $203,879

Occupancy floor 99%

Sensitivity live

Price	-10% $54	-5% $-7	+0% $-69	+5% $-130	+10% $-191
Rent	-10% $-221	-5% $-145	+0% $-69	+5% $8	+10% $84
Rate	-1.0pp $40	-0.5pp $-14	base $-69	+0.5pp $-125	+1.0pp $-182

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.38mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	23d	1	0.53mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	23d	1	0.54mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	23d	1	0.73mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	23d	1	0.91mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	23d	1	1.12mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	23d	1	1.13mi
17951 SE 115th Cir Summerfield, FL	3.0	2.0	1829	$2,100	$1.15	16d	1	1.14mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	23d	1	1.22mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	23d	38	1.23mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	23d	36	1.23mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	23d	1	1.24mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	16d	1	1.42mi
17408 SE 121st Cir Summerfield, FL	3.0	2.0	1733	$1,850	$1.07	23d	1	1.44mi

HOA detail

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

Listing history 46 events

1. 2026-06-21
   days on market $216,000 Active 87 DOM
2. 2026-06-18
   days on market $216,000 Active 84 DOM
3. 2026-06-17
   days on market $216,000 Active 83 DOM
4. 2026-06-16
   days on market $216,000 Active 82 DOM
5. 2026-06-15
   days on market $216,000 Active 81 DOM
6. 2026-06-14
   days on market $216,000 Active 79 DOM
7. 2026-06-13
   days on market $216,000 Active 78 DOM
8. 2026-06-10
   days on market $216,000 Active 76 DOM
9. 2026-06-09
   days on market $216,000 Active 75 DOM
10. 2026-06-08
    days on market $216,000 Active 74 DOM
11. 2026-06-07
    days on market $216,000 Active 73 DOM
12. 2026-06-03
    days on market $216,000 Active 69 DOM
13. 2026-06-02
    days on market $216,000 Active 68 DOM
14. 2026-06-01
    days on market $216,000 Active 67 DOM
15. 2026-05-31
    days on market $216,000 Active 66 DOM
16. 2026-05-30
    days on market $216,000 Active 65 DOM
17. 2026-03-26
    listed $216,000 Active 1746-char remark

    Show marketing remark (1746 chars)

    Located in the sought-after Spruce Creek South 55+ gated golf course community just 2 miles north of The Villages, this 2-bed single family home in Summerfield offers a smart opportunity to secure a well-built home with key updates already completed and room to make it your own. This Chestnut model features a split-bedroom layout with spacious walk-in closets and a functional floor plan designed for comfortable everyday living. The primary suite has been updated with a renovated bathroom showcasing dual vessel sinks, vertical glass tile, and a barn-style sliding glass shower door, along with barn-style doors on both the bathroom and closet for added style and accessibility. Interior details include crown molding, arched doorways, ceiling fans, and a combination of ceramic tile and carpet flooring. The kitchen is equipped with stainless steel appliances, Corian-style countertops, tube lighting, and a recessed fan light, offering a solid foundation for future personalization. A bright Florida room surrounded by windows overlooks the spacious yard and opens to an outdoor patio, creating a natural extension of the living space. Major improvements include a brand new roof completed in 2025 and HVAC replaced in 2015. Additional features include inside laundry, irrigation system, and a 2-car attached garage. This home is priced to reflect the opportunity for cosmetic updates while already offering an updated primary bathroom and important system upgrades. Residents enjoy access to a clubhouse, fitness center, tennis, pickleball, pool, sauna, and a full calendar of social activities. Golf cart access allows convenient travel to nearby shopping, dining, and medical services. HOA includes 24-hour guard and community amenities.

18. 2022-11-01
    historical
19. 2022-09-08
    listed $269,900 Active
20. 2020-12-14
    soldstatus $161,750
21. 2020-10-12
    listed $168,750
22. 2014-04-09
    soldstatus $90,000
23. 2014-04-04
    soldstatus $90,000
24. 2014-04-04
    soldstatus $90,000
25. 2013-06-04
    listed $105,000
26. 2013-06-04
    listed $105,000
27. 2007-10-19
    soldstatus $143,900
28. 2007-10-17
    soldstatus $143,900
29. 2007-10-17
    soldstatus $143,900
30. 2007-05-01
    listed $148,900
31. 2007-05-01
    listed $148,900
32. 2007-04-30
    historical
33. 2007-04-30
    historical
34. 2007-01-18
    listed $153,000
35. 2007-01-18
    listed $153,000
36. 2007-01-17
    historical
37. 2007-01-17
    historical
38. 2006-08-20
    historical
39. 2006-07-20
    listed $165,000
40. 2006-07-17
    listed $165,000
41. 2006-07-15
    historical
42. 2006-04-19
    listed $169,900
43. 2006-02-20
    listed $169,900
44. 2000-06-09
    soldstatus $81,000
45. 1997-03-25
    soldstatus $82,500
46. 1992-05-01
    soldstatus $69,400

ⓘ 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: $2,344 · $195/mo
• Projected year-2 tax: $2,344 · $195/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $23,216
• − Mortgage interest: −$12,099
• − Property taxes: −$2,344
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$2,148
• − Depreciation: −$6,284
• Taxable loss: −$4,453
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $245/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

+211.2% since first listed

30 events — show timeline

• 2026-03-26 Listed $216,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-08 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2020-12-14 Sold (MLS) $161,750 Stellar MLS as Distributed by MLS Grid
• 2020-10-12 Listed $168,750 Stellar MLS as Distributed by MLS Grid
• 2014-04-09 Sold (Public Records) $90,000 Public Records
• 2014-04-04 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-04 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-04 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-19 Sold (Public Records) $143,900 Public Records
• 2007-10-17 Sold (MLS) $143,900 Stellar MLS as Distributed by MLS Grid
• 2007-10-17 Sold (MLS) $143,900 Stellar MLS as Distributed by MLS Grid
• 2007-05-01 Listed $148,900 Stellar MLS as Distributed by MLS Grid
• 2007-05-01 Listed $148,900 Stellar MLS as Distributed by MLS Grid
• 2007-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-01-18 Listed $153,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-18 Listed $153,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-01-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-08-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-07-20 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-17 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-04-19 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-20 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2000-06-09 Sold (Public Records) $81,000 Public Records
• 1997-03-25 Sold (Public Records) $82,500 Public Records
• 1992-05-01 Sold (Public Records) $69,400 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,344 · +11.7% YoY. Source: county tax records.