8143 SE 175th Columbia Pl · The Villages, FL 32162

$299,750

2 bd · 2.0 ba · 1,231 sqft · SingleFamily public records · 200 Days on market

Built 2003 6,970 sqft lot $244/sqft · at area comps Est $309k · at est. $199/mo HOA · 6% of rent

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Why this score? — see what drove the C+ 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 +25.2/30.0
• ARV discount +8.9/15.0
• DSCR +8.3/10.0
• 1% rule +6.4/10.0
• 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 MLS

Welcome to this updated Corpus Christi model in The Villages, offering 3 bedrooms and 2 baths in the desirable Village of Piedmont! Thoughtfully refreshed, this home features a new roof 2023, new stainless-steel appliances including a GAS RANGE, new HVAC 2025, new tile floors in the living room, fresh interior paint, and new fans and fixtures throughout. The split-bedroom layout provides privacy for owners and guests, and the versatile third bedroom—without a closet—works perfectly as a guest room, den, hobby room, or office. Enjoy easy indoor–outdoor living with a new sliding glass door leading to the expanded lanai, which is partially covered—ideal for morning coffee, relaxing afternoons, or entertaining. The garage is large enough for car and golf cart storage. You’ll love this superb location close to everyday conveniences like Publix and Walgreens, as well as top Villages amenities: Nancy Lopez Legacy and Glenview Champions golf courses, Savannah Center, the VA Clinic, Mulberry Grove shopping and recreation, and multiple pools, clubs, and fitness options. A wonderful opportunity to enjoy the best of The Villages with modern updates already complete!

Key facts

• New gas range
• New tile floors
• New hvac

Tags

• NEW ROOF
• NEW STAINLESS-STEEL APPLIANCES
• NEW GAS RANGE
• NEW HVAC
• NEW TILE FLOORS
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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: 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 $3,431/mo this rent would consume 56% 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 $9k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $189k; list at $300k implies a 58% 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 $263,780 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.14% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (median comp): $309,181
• List price: $299,750
• Delta: -3.05%
• 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
17395 SE 82nd Pecan Ter	0.19mi	2/2.0	1,202 (-2%)	0mo	$229,900	$191	87
8385 SE 173rd Hendricks Ln	0.29mi	2/2.0	1,177 (-4%)	10mo	$295,000	$251	71
17400 SE 77th Sycamore Ave	0.45mi	2/2.0	1,198 (-3%)	8mo	$239,000	$199	68
8076 SE 174th Belhaven Loop	0.10mi	2/2.0	1,383 (+12%)	10mo	$275,000	$199	66
17640 SE 81st Timberwood Ter	0.14mi	3/2.0 (+1)	1,404 (+14%)	3mo	$355,000	$253	63
1812 Sanibel Ct	0.64mi	3/2.0 (+1)	1,229 (-0%)	5mo	$301,000	$245	61
17107 SE 78th Parlange Ter	0.46mi	3/2.0 (+1)	1,359 (+10%)	6mo	$385,000	$283	51
17972 SE 84th Abercorn Ct	0.53mi	3/2.0 (+1)	1,392 (+13%)	2mo	$257,000	$185	47
8489 SE 177th Bartram Loop	0.56mi	3/2.0 (+1)	1,392 (+13%)	6mo	$425,000	$305	42
3531 Reston Dr	0.53mi	3/2.0 (+1)	1,392 (+13%)	8mo	$284,200	$204	42
8078 SE 169th Tweedside Loop	0.67mi	2/2.0	1,400 (+14%)	8mo	$336,000	$240	40
3466 Richmond Dr	0.68mi	3/2.0 (+1)	1,392 (+13%)	6mo	$275,000	$198	36

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-2,331
• Equity at exit: $44,694

10-year hold

• IRR: 9.9%
• Equity multiple: 1.80×
• Total profit: $66,869
• Equity at exit: $25,917

Cash invested: $83,930 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,431 high
• Mortgage (P&I): −$1,572
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$125
• HOA: −$199
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $675

Break-even live

Break-even rent $2,576

Max offer price $299,750

Occupancy floor 75%

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: $74,938
• Closing costs: $8,992
• 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	0.14mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.21mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.26mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.40mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	0.55mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	21d	1	1.10mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	1.37mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	21d	1	1.41mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.41mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	21d	1	1.42mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: gaspool

Listing history 13 events

1. 2026-05-31
   days on market $299,750 Active 200 DOM
2. 2026-05-30
   days on market $299,750 Active 199 DOM
3. 2026-01-13
   price $299,750 1202-char remark

   Show marketing remark (1202 chars)

   Welcome to this updated Corpus Christi model in The Villages, offering 3 bedrooms and 2 baths in the desirable Village of Piedmont! Thoughtfully refreshed, this home features a new roof 2023, new stainless-steel appliances including a GAS RANGE, new HVAC 2025, new tile floors in the living room, fresh interior paint, and new fans and fixtures throughout. The split-bedroom layout provides privacy for owners and guests, and the versatile third bedroom—without a closet—works perfectly as a guest room, den, hobby room, or office. Enjoy easy indoor–outdoor living with a new sliding glass door leading to the expanded lanai, which is partially covered—ideal for morning coffee, relaxing afternoons, or entertaining. The garage is large enough for car and golf cart storage. You’ll love this superb location close to everyday conveniences like Publix and Walgreens, as well as top Villages amenities: Nancy Lopez Legacy and Glenview Champions golf courses, Savannah Center, the VA Clinic, Mulberry Grove shopping and recreation, and multiple pools, clubs, and fitness options. A wonderful opportunity to enjoy the best of The Villages with modern updates already complete!

4. 2025-11-12
   listed $309,750 Active 1202-char remark

   Show marketing remark (1202 chars)

   Welcome to this updated Corpus Christi model in The Villages, offering 3 bedrooms and 2 baths in the desirable Village of Piedmont! Thoughtfully refreshed, this home features a new roof 2023, new stainless-steel appliances including a GAS RANGE, new HVAC 2025, new tile floors in the living room, fresh interior paint, and new fans and fixtures throughout. The split-bedroom layout provides privacy for owners and guests, and the versatile third bedroom—without a closet—works perfectly as a guest room, den, hobby room, or office. Enjoy easy indoor–outdoor living with a new sliding glass door leading to the expanded lanai, which is partially covered—ideal for morning coffee, relaxing afternoons, or entertaining. The garage is large enough for car and golf cart storage. You’ll love this superb location close to everyday conveniences like Publix and Walgreens, as well as top Villages amenities: Nancy Lopez Legacy and Glenview Champions golf courses, Savannah Center, the VA Clinic, Mulberry Grove shopping and recreation, and multiple pools, clubs, and fitness options. A wonderful opportunity to enjoy the best of The Villages with modern updates already complete!

5. 2021-08-27
   historical
6. 2021-08-19
   price $253,000
7. 2021-08-04
   price $256,888
8. 2021-07-20
   price $256,899
9. 2021-07-10
   price $259,899
10. 2021-07-07
    listed $259,900 Active
11. 2020-09-03
    soldstatus $189,247
12. 2020-08-27
    soldstatus $189,247
13. 2020-06-01
    listed $189,247

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: +$813/yr (+$68/mo · 48.6%)

ⓘ 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 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: $41,174
• − Mortgage interest: −$16,791
• − Property taxes: −$1,675
• − Insurance: −$1,499
• − Repairs & maintenance: −$3,294
• − Management: −$3,294
• − HOA: −$2,388
• − Depreciation: −$8,720
• Taxable income: $3,514
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $7,260/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

+58.4% since first listed

11 events — show timeline

• 2026-01-13 Price Changed $299,750 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listed $309,750 Stellar MLS as Distributed by MLS Grid
• 2021-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-08-19 Price Changed $253,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-04 Price Changed $256,888 Stellar MLS as Distributed by MLS Grid
• 2021-07-20 Price Changed $256,899 Stellar MLS as Distributed by MLS Grid
• 2021-07-10 Price Changed $259,899 Stellar MLS as Distributed by MLS Grid
• 2021-07-07 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-03 Sold (Public Records) $189,247 Public Records
• 2020-08-27 Sold (MLS) $189,247 Stellar MLS as Distributed by MLS Grid
• 2020-06-01 Listed $189,247 Stellar MLS as Distributed by MLS Grid

Property tax history

-5.6%/yr

Latest (2025): $1,675 · +16.4% YoY. Source: county tax records.