17637 SE 80th Altamaha Ct · The Villages, FL 32162

$317,850

2 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 55 Days on market

Built 2003 5,227 sqft lot $228/sqft · at area comps Est $319k · at est. $398/mo HOA · 12% 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).

• Cash flow +17.0/30.0
• ARV discount +7.7/15.0
• 1% rule +5.7/10.0
• DSCR +5.3/10.0
• 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

NO BOND!! Spacious and charming 3-bedroom, 2-bath home located in the highly sought after Village of Piedmont in The Villages, Florida. This well-maintained residence offers a bright, open floor plan designed for comfortable living and easy entertaining. The spacious living and dining areas flow seamlessly into a functional kitchen with ample cabinetry and counter space. The primary suite features a generous walk-in closet and a private en-suite bath while the second and third bedrooms have a nearby full bath for convenience. Enjoy Florida living year-round in the enclosed lanai - ideal for morning coffee or evening relaxation. Additional highlights include a 2-car garage, low-maintenance l

Key facts

• Functional kitchen
• Open floor plan
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• FUNCTIONAL KITCHEN
• WALK-IN CLOSET
• ENCLOSED LANAI
• LOW-MAINTENANCE LANDSCAPING
• WORLD-CLASS AMENITIES

Property features AI

Finance

• Other: CDD present; Homestead exemption indicated
• Financial info: Other annual assessment: $1,090; Total annual fees $4,776 (where applicable); Total monthly fees $398 (where applicable)
• HOA & community: HOA: The Villages; HOA fee $199 monthly; Association fee required; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One story; Faces southeast; Residential zoning; Located in a senior community
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with frame/vinyl construction
• Exterior features: Awning(s); Asphalt road access

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Split bedroom layout; Walk-in closet(s); Window treatments; Skylight(s)
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $318k).
• Recommended offer: $308k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 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: Harbour View Elementary School (math 41% / reading 38%, grade F, #1,513 of 2,144 statewide, top 73%, 819 students, 71% FRL); Belleview High School (math 31% / reading 46%, grade F, #321 of 667 statewide, top 49%, 1,783 students, 56% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising (+3.9%/yr); 550 active listings in the ZIP; 10 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).
• At $3,395/mo this rent would consume 55% 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 $10k 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 55 days — a 3% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

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 $308,314 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 7.8

CMA / ARV

• ARV (median comp): $319,486
• List price: $317,850
• Delta: -0.51%
• 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
17640 SE 81st Timberwood Ter	0.06mi	3/2.0 (+1)	1,404 (+1%)	3mo	$355,000	$253	88
17972 SE 84th Abercorn Ct	0.47mi	3/2.0 (+1)	1,392 (0%)	2mo	$257,000	$185	71
3531 Reston Dr	0.44mi	3/2.0 (+1)	1,392 (0%)	8mo	$284,200	$204	68
8489 SE 177th Bartram Loop	0.52mi	3/2.0 (+1)	1,392 (0%)	6mo	$425,000	$305	65
3466 Richmond Dr	0.58mi	3/2.0 (+1)	1,392 (0%)	6mo	$275,000	$198	62
17395 SE 82nd Pecan Ter	0.32mi	2/2.0	1,202 (-14%)	0mo	$229,900	$191	62
17107 SE 78th Parlange Ter	0.56mi	3/2.0 (+1)	1,359 (-2%)	6mo	$385,000	$283	60
17760 SE 85th Causton Ct	0.46mi	3/2.0 (+1)	1,539 (+11%)	1mo	$365,000	$237	55
17173 SE 79th Mclawren Ter	0.55mi	3/2.0 (+1)	1,493 (+7%)	5mo	$249,900	$167	53
17400 SE 77th Sycamore Ave	0.44mi	2/2.0	1,198 (-14%)	8mo	$239,000	$199	50
1812 Sanibel Ct	0.56mi	3/2.0 (+1)	1,229 (-12%)	5mo	$301,000	$245	46
17966 SE 85th Causton Ct	0.55mi	3/2.0 (+1)	1,548 (+11%)	9mo	$330,000	$213	43

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-34,570
• Equity at exit: $47,392

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,487
• Equity at exit: $27,482

Cash invested: $88,998 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,395 high
• Mortgage (P&I): −$1,667
• Tax from tax record: −$272 /mo · $3,263/yr
• Insurance: −$132
• HOA: −$398
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $213

Break-even live

Break-even rent $3,126

Max offer price $317,850

Occupancy floor 89%

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: $79,462
• Closing costs: $9,536
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.29mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.30mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.35mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.36mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	0.53mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	1.07mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	1.39mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	1.39mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.45mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	1.49mi

HOA detail

• Monthly dues: $398 · $4,776/yr

Listing history 16 events

1. 2026-06-18
   days on market $317,850 Active 55 DOM
2. 2026-06-17
   days on market $317,850 Active 54 DOM
3. 2026-06-16
   days on market $317,850 Active 53 DOM
4. 2026-06-15
   days on market $317,850 Active 52 DOM
5. 2026-06-14
   days on market $317,850 Active 50 DOM
6. 2026-06-13
   days on market $317,850 Active 49 DOM
7. 2026-06-10
   days on market $317,850 Active 47 DOM
8. 2026-06-09
   days on market $317,850 Active 46 DOM
9. 2026-06-08
   days on market $317,850 Active 45 DOM
10. 2026-06-07
    days on market $317,850 Active 44 DOM
11. 2026-06-03
    days on market $317,850 Active 40 DOM
12. 2026-06-02
    days on market $317,850 Active 39 DOM
13. 2026-06-01
    days on market $317,850 Active 38 DOM
14. 2026-05-31
    days on market $317,850 Active 37 DOM
15. 2026-05-30
    days on market $317,850 Active 36 DOM
16. 2026-04-24
    listed $317,850 Active 996-char remark

ⓘ 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: $3,263 · $272/mo
• Projected year-2 tax: $3,263 · $272/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: $40,737
• − Mortgage interest: −$17,805
• − Property taxes: −$3,263
• − Insurance: −$1,589
• − Repairs & maintenance: −$3,259
• − Management: −$3,259
• − HOA: −$4,776
• − Depreciation: −$9,247
• Taxable loss: −$2,460
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $3,143/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

1 event — show timeline

• 2026-04-24 Listed $317,850 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $3,263 · +9.0% YoY. Source: county tax records.