8065 SE 175th Columbia Pl · The Villages, FL 32162

$269,900

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 202 Days on market

Built 2002 5,227 sqft lot $241/sqft · 8% below area Est $292k · 8% under $204/mo HOA · 6% of rent ↓ 4% since listing

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Why this score? — see what drove the B- 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 +27.0/30.0
• ARV discount +11.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.9/10.0
• 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

SELLERS MOTIVATED WOW PRICE FOR A SINGLE-FAMILY HOME!!!!ONE YEAR HOME WARRANTY & BOND PAID at Closing. Pride of ownership shines at every turn in this one owner LAREDO Ranch! Perfectly positioned just minutes from championship golf and dining at Nancy Lopez Legacy Golf & Country Club and convenient to both Chatham Recreation Center and First Responders Recreation Center, this 2-bedroom, 2-bath gem offers the ideal blend of comfort, style, and location. Step inside and you’ll immediately appreciate the warm, inviting feel of this cozy ranch home. Thoughtful upgrades include enhanced stylish lighting, sleek STAINLESS-STEEL appliances with a desirable GAS STOVE, rich laminate flooring throughout the main living areas, and timeless OAK cabinetry that adds character and charm. The freshly painted interior creates a light, bright atmosphere, while brand-new carpet in both bedrooms ensures comfort underfoot. Designed for easy Florida living, the spacious screened lanai invites you to enjoy morning coffee, evening breezes, or gatherings with friends. The private backyard provides a peaceful retreat—perfect for relaxing or entertaining in your own serene setting. Whether you’re seeking a full-time residence, seasonal escape or investment property, this lovingly cared-for Laredo offers exceptional value, comfort, and convenience. Don’t let this fantastic priced 2 BED 2 BATH HOME get away! SELLERS ARE MOTIVATED! ROOF 2019, HWH 2018 HVAC 2016

Key facts

• Laminate flooring
• Oak cabinetry
• Private backyard

Tags

• GAS STOVE
• STAINLESS APPLIANCES
• LAMINATE FLOORING
• OAK CABINETRY
• SCREENED LANAI
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 $3,487/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 $8k 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 $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($238k) 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 $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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: 1.29% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 6.4

CMA / ARV

• ARV (median comp): $292,351
• List price: $269,900
• Delta: -7.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17395 SE 82nd Pecan Ter	0.24mi	2/2.0	1,202 (+7%)	0mo	$229,900	$191	76
17415 SE 82nd Pecan Ter	0.24mi	2/1.0	1,071 (-4%)	10mo	$229,900	$215	69
8385 SE 173rd Hendricks Ln	0.35mi	2/2.0	1,177 (+5%)	10mo	$295,000	$251	67
17385 SE 76th Champion Ave	0.49mi	2/2.0	1,125 (+0%)	13mo	$305,000	$271	65
17400 SE 77th Sycamore Ave	0.39mi	2/2.0	1,198 (+7%)	8mo	$239,000	$199	64
1842 Captiva Ct	0.59mi	2/2.0	1,148 (+2%)	16mo	$280,000	$244	55
17126 SE 78th Larchmont Ct	0.42mi	2/2.0	1,229 (+10%)	14mo	$352,000	$286	52
16952 SE 81st Charlesfort Ave	0.54mi	2/2.0	1,163 (+4%)	20mo	$245,000	$211	52
1812 Sanibel Ct	0.67mi	3/2.0 (+1)	1,229 (+10%)	5mo	$301,000	$245	44

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $7,771
• Equity at exit: $40,243

10-year hold

• IRR: 13.2%
• Equity multiple: 2.10×
• Total profit: $82,891
• Equity at exit: $23,336

Cash invested: $75,572 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,487 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$268 /mo · $3,213/yr
• Insurance: −$112
• HOA: −$204
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $755

Break-even live

Break-even rent $2,531

Max offer price $269,900

Occupancy floor 73%

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: $67,475
• Closing costs: $8,097
• 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	0.19mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.20mi
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.25mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.44mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	0.49mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	20d	1	1.15mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	1.43mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	20d	1	1.46mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	20d	1	1.47mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.47mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-18
   days on market $269,900 Active 202 DOM
2. 2026-06-17
   days on market $269,900 Active 201 DOM
3. 2026-06-16
   days on market $269,900 Active 200 DOM
4. 2026-06-15
   days on market $269,900 Active 199 DOM
5. 2026-06-14
   days on market $269,900 Active 197 DOM
6. 2026-06-13
   days on market $269,900 Active 196 DOM
7. 2026-06-10
   days on market $269,900 Active 194 DOM
8. 2026-06-09
   days on market $269,900 Active 193 DOM
9. 2026-06-08
   days on market $269,900 Active 192 DOM
10. 2026-06-07
    days on market $269,900 Active 191 DOM
11. 2026-06-03
    days on market $269,900 Active 187 DOM
12. 2026-06-02
    days on market $269,900 Active 186 DOM
13. 2026-05-31
    days on market $269,900 Active 184 DOM
14. 2026-05-30
    days on market $269,900 Active 183 DOM
15. 2026-04-23
    price $269,900 1493-char remark

    Show marketing remark (1493 chars)

    SELLERS MOTIVATED WOW PRICE FOR A SINGLE-FAMILY HOME!!!!ONE YEAR HOME WARRANTY & BOND PAID at Closing. Pride of ownership shines at every turn in this one owner LAREDO Ranch! Perfectly positioned just minutes from championship golf and dining at Nancy Lopez Legacy Golf & Country Club and convenient to both Chatham Recreation Center and First Responders Recreation Center, this 2-bedroom, 2-bath gem offers the ideal blend of comfort, style, and location. Step inside and you’ll immediately appreciate the warm, inviting feel of this cozy ranch home. Thoughtful upgrades include enhanced stylish lighting, sleek STAINLESS-STEEL appliances with a desirable GAS STOVE, rich laminate flooring throughout the main living areas, and timeless OAK cabinetry that adds character and charm. The freshly painted interior creates a light, bright atmosphere, while brand-new carpet in both bedrooms ensures comfort underfoot. Designed for easy Florida living, the spacious screened lanai invites you to enjoy morning coffee, evening breezes, or gatherings with friends. The private backyard provides a peaceful retreat—perfect for relaxing or entertaining in your own serene setting. Whether you’re seeking a full-time residence, seasonal escape or investment property, this lovingly cared-for Laredo offers exceptional value, comfort, and convenience. Don’t let this fantastic priced 2 BED 2 BATH HOME get away! SELLERS ARE MOTIVATED! ROOF 2019, HWH 2018 HVAC 2016

16. 2026-02-17
    price $274,900 1493-char remark

    Show marketing remark (1493 chars)

    SELLERS MOTIVATED WOW PRICE FOR A SINGLE-FAMILY HOME!!!!ONE YEAR HOME WARRANTY & BOND PAID at Closing. Pride of ownership shines at every turn in this one owner LAREDO Ranch! Perfectly positioned just minutes from championship golf and dining at Nancy Lopez Legacy Golf & Country Club and convenient to both Chatham Recreation Center and First Responders Recreation Center, this 2-bedroom, 2-bath gem offers the ideal blend of comfort, style, and location. Step inside and you’ll immediately appreciate the warm, inviting feel of this cozy ranch home. Thoughtful upgrades include enhanced stylish lighting, sleek STAINLESS-STEEL appliances with a desirable GAS STOVE, rich laminate flooring throughout the main living areas, and timeless OAK cabinetry that adds character and charm. The freshly painted interior creates a light, bright atmosphere, while brand-new carpet in both bedrooms ensures comfort underfoot. Designed for easy Florida living, the spacious screened lanai invites you to enjoy morning coffee, evening breezes, or gatherings with friends. The private backyard provides a peaceful retreat—perfect for relaxing or entertaining in your own serene setting. Whether you’re seeking a full-time residence, seasonal escape or investment property, this lovingly cared-for Laredo offers exceptional value, comfort, and convenience. Don’t let this fantastic priced 2 BED 2 BATH HOME get away! SELLERS ARE MOTIVATED! ROOF 2019, HWH 2018 HVAC 2016

17. 2026-01-20
    price $279,000 1493-char remark

    Show marketing remark (1493 chars)

    SELLERS MOTIVATED WOW PRICE FOR A SINGLE-FAMILY HOME!!!!ONE YEAR HOME WARRANTY & BOND PAID at Closing. Pride of ownership shines at every turn in this one owner LAREDO Ranch! Perfectly positioned just minutes from championship golf and dining at Nancy Lopez Legacy Golf & Country Club and convenient to both Chatham Recreation Center and First Responders Recreation Center, this 2-bedroom, 2-bath gem offers the ideal blend of comfort, style, and location. Step inside and you’ll immediately appreciate the warm, inviting feel of this cozy ranch home. Thoughtful upgrades include enhanced stylish lighting, sleek STAINLESS-STEEL appliances with a desirable GAS STOVE, rich laminate flooring throughout the main living areas, and timeless OAK cabinetry that adds character and charm. The freshly painted interior creates a light, bright atmosphere, while brand-new carpet in both bedrooms ensures comfort underfoot. Designed for easy Florida living, the spacious screened lanai invites you to enjoy morning coffee, evening breezes, or gatherings with friends. The private backyard provides a peaceful retreat—perfect for relaxing or entertaining in your own serene setting. Whether you’re seeking a full-time residence, seasonal escape or investment property, this lovingly cared-for Laredo offers exceptional value, comfort, and convenience. Don’t let this fantastic priced 2 BED 2 BATH HOME get away! SELLERS ARE MOTIVATED! ROOF 2019, HWH 2018 HVAC 2016

18. 2025-11-28
    listed $282,000 Active 1493-char remark

    Show marketing remark (1493 chars)

    SELLERS MOTIVATED WOW PRICE FOR A SINGLE-FAMILY HOME!!!!ONE YEAR HOME WARRANTY & BOND PAID at Closing. Pride of ownership shines at every turn in this one owner LAREDO Ranch! Perfectly positioned just minutes from championship golf and dining at Nancy Lopez Legacy Golf & Country Club and convenient to both Chatham Recreation Center and First Responders Recreation Center, this 2-bedroom, 2-bath gem offers the ideal blend of comfort, style, and location. Step inside and you’ll immediately appreciate the warm, inviting feel of this cozy ranch home. Thoughtful upgrades include enhanced stylish lighting, sleek STAINLESS-STEEL appliances with a desirable GAS STOVE, rich laminate flooring throughout the main living areas, and timeless OAK cabinetry that adds character and charm. The freshly painted interior creates a light, bright atmosphere, while brand-new carpet in both bedrooms ensures comfort underfoot. Designed for easy Florida living, the spacious screened lanai invites you to enjoy morning coffee, evening breezes, or gatherings with friends. The private backyard provides a peaceful retreat—perfect for relaxing or entertaining in your own serene setting. Whether you’re seeking a full-time residence, seasonal escape or investment property, this lovingly cared-for Laredo offers exceptional value, comfort, and convenience. Don’t let this fantastic priced 2 BED 2 BATH HOME get away! SELLERS ARE MOTIVATED! ROOF 2019, HWH 2018 HVAC 2016

ⓘ 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: $3,213 · $268/mo
• Projected year-2 tax: $3,213 · $268/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 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: $41,848
• − Mortgage interest: −$15,119
• − Property taxes: −$3,213
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,348
• − Management: −$3,348
• − HOA: −$2,448
• − Depreciation: −$7,852
• Taxable income: $5,172
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $7,824/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

-4.3% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Listed $282,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $3,213 · +9.1% YoY. Source: county tax records.