8386 SE 173rd Hamilton Pl · The Villages, FL 32162

$275,000

2 bd · 2.0 ba · 1,158 sqft · SingleFamily public records · 108 Days on market

Built 2002 4,356 sqft lot $237/sqft · 6% below area Est $293k · 6% under $186/mo HOA · 8% of rent

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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 +10.3/15.0
• Cash flow +9.8/30.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bond PAID. Welcome home to this beautiful Courtyard Villa, located in The Villages in highly desirable Briar Meadow. The Courtyard Villas are designed with fenced or walled backyards providing privacy, and safety for your pets. This beautifully maintained 2-bedroom, 2-bath Villa offers the perfect blend of comfort, style, and the unbeatable Villages lifestyle. Step inside to an open floor plan with vaulted ceilings that create a bright, airy feel ideal for entertaining or relaxing. The kitchen features stainless steel appliances and flows seamlessly into the living and dining areas. Enjoy year-round Florida living in the enclosed lanai, perfect for morning coffee or quiet evenings. Major updates already done for peace of mind: New roof (2021) New HVAC (2023) This home is just minutes from the Briarwood Executive Golf Course, making it easy to enjoy a quick round with friends or soak in the beautifully landscaped surroundings. Living in The Villages means access to world-class amenities including golf, pools, recreation centers, clubs, live entertainment, and endless social opportunities all just a short golf cart ride away. Plus, you’re conveniently close to shopping, restaurants, grocery stores, and nightly entertainment. Whether you’re looking for a full-time residence or a seasonal retreat, this home checks all the boxes for relaxed, low-maintenance living in one of Florida’s most sought-after 55+ communities.

Key facts

• Open floor plan
• Vaulted ceilings
• Fenced backyard

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• STAINLESS STEEL APPLIANCES
• ENCLOSED LANAI
• FENCED BACKYARD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (14.5% below list).
• Recommended offer: $235k (14.5% 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: 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; 13 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).
• This rent runs 38% of the median local income ($74k/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 $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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $192k; 43% 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 $235,194 (14.5% 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 108 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (median comp): $293,439
• List price: $275,000
• Delta: -6.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17395 SE 82nd Pecan Ter	0.10mi	2/2.0	1,202 (+4%)	0mo	$229,900	$191	88
8385 SE 173rd Hendricks Ln	0.02mi	2/2.0	1,177 (+2%)	10mo	$295,000	$251	88
17415 SE 82nd Pecan Ter	0.11mi	2/1.0	1,071 (-8%)	10mo	$229,900	$215	70
16952 SE 81st Charlesfort Ave	0.50mi	2/2.0	1,163 (+0%)	20mo	$245,000	$211	59
17400 SE 77th Sycamore Ave	0.68mi	2/2.0	1,198 (+4%)	8mo	$239,000	$199	56
1842 Captiva Ct	0.68mi	2/2.0	1,148 (-1%)	16mo	$280,000	$244	53
17126 SE 78th Larchmont Ct	0.59mi	2/2.0	1,229 (+6%)	14mo	$352,000	$286	50
1812 Sanibel Ct	0.74mi	3/2.0 (+1)	1,229 (+6%)	5mo	$301,000	$245	46

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-53,336
• Equity at exit: $41,003

10-year hold

• IRR: -10.5%
• Equity multiple: 0.34×
• Total profit: $-51,063
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,352 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$289 /mo · $3,473/yr
• Insurance: −$115
• HOA: −$186
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-174

Break-even live

Break-even rent $2,572

Max offer price $244,246

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17324 SE 82nd Pecan Ter The Villages, FL	2.0	2.0	1358	$2,500	$1.84	21d	1	0.13mi
17400 SE 82nd Roslyn Ct The Villages, FL	2.0	2.0	1138	$4,700	$4.13	21d	1	0.16mi
8544 SE 177th Bartram Loop The Villages, FL	2.0	2.0	1265	$1,900	$1.50	21d	1	0.47mi
17442 SE 79th Lovewood Ave The Villages, FL	2.0	2.0	1148	$4,500	$3.92	21d	1	0.48mi
7630 SE 174th Gaillard Pl The Villages, FL	2.0	2.0	1265	$4,500	$3.56	21d	1	0.78mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	20d	1	1.01mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	1.10mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	1.22mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	21d	1	1.24mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	20d	1	1.31mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	20d	1	1.34mi
9195 SE 163rd St Summerfield, FL	3.0	2.0	1410	$1,800	$1.28	21d	1	1.36mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	21d	1	1.42mi

HOA detail

• Monthly dues: $186 · $2,232/yr
• Likely covers: pool

Listing history 6 events

1. 2026-05-20
   status Active 1455-char remark

   Show marketing remark (1455 chars)

   Bond PAID. Welcome home to this beautiful Courtyard Villa, located in The Villages in highly desirable Briar Meadow. The Courtyard Villas are designed with fenced or walled backyards providing privacy, and safety for your pets. This beautifully maintained 2-bedroom, 2-bath Villa offers the perfect blend of comfort, style, and the unbeatable Villages lifestyle. Step inside to an open floor plan with vaulted ceilings that create a bright, airy feel ideal for entertaining or relaxing. The kitchen features stainless steel appliances and flows seamlessly into the living and dining areas. Enjoy year-round Florida living in the enclosed lanai, perfect for morning coffee or quiet evenings. Major updates already done for peace of mind: New roof (2021) New HVAC (2023) This home is just minutes from the Briarwood Executive Golf Course, making it easy to enjoy a quick round with friends or soak in the beautifully landscaped surroundings. Living in The Villages means access to world-class amenities including golf, pools, recreation centers, clubs, live entertainment, and endless social opportunities all just a short golf cart ride away. Plus, you’re conveniently close to shopping, restaurants, grocery stores, and nightly entertainment. Whether you’re looking for a full-time residence or a seasonal retreat, this home checks all the boxes for relaxed, low-maintenance living in one of Florida’s most sought-after 55+ communities.

2. 2026-05-16
   status Pending 1455-char remark

   Show marketing remark (1455 chars)

   Bond PAID. Welcome home to this beautiful Courtyard Villa, located in The Villages in highly desirable Briar Meadow. The Courtyard Villas are designed with fenced or walled backyards providing privacy, and safety for your pets. This beautifully maintained 2-bedroom, 2-bath Villa offers the perfect blend of comfort, style, and the unbeatable Villages lifestyle. Step inside to an open floor plan with vaulted ceilings that create a bright, airy feel ideal for entertaining or relaxing. The kitchen features stainless steel appliances and flows seamlessly into the living and dining areas. Enjoy year-round Florida living in the enclosed lanai, perfect for morning coffee or quiet evenings. Major updates already done for peace of mind: New roof (2021) New HVAC (2023) This home is just minutes from the Briarwood Executive Golf Course, making it easy to enjoy a quick round with friends or soak in the beautifully landscaped surroundings. Living in The Villages means access to world-class amenities including golf, pools, recreation centers, clubs, live entertainment, and endless social opportunities all just a short golf cart ride away. Plus, you’re conveniently close to shopping, restaurants, grocery stores, and nightly entertainment. Whether you’re looking for a full-time residence or a seasonal retreat, this home checks all the boxes for relaxed, low-maintenance living in one of Florida’s most sought-after 55+ communities.

3. 2026-02-06
   listed $280,000 Active 1455-char remark

   Show marketing remark (1455 chars)

   Bond PAID. Welcome home to this beautiful Courtyard Villa, located in The Villages in highly desirable Briar Meadow. The Courtyard Villas are designed with fenced or walled backyards providing privacy, and safety for your pets. This beautifully maintained 2-bedroom, 2-bath Villa offers the perfect blend of comfort, style, and the unbeatable Villages lifestyle. Step inside to an open floor plan with vaulted ceilings that create a bright, airy feel ideal for entertaining or relaxing. The kitchen features stainless steel appliances and flows seamlessly into the living and dining areas. Enjoy year-round Florida living in the enclosed lanai, perfect for morning coffee or quiet evenings. Major updates already done for peace of mind: New roof (2021) New HVAC (2023) This home is just minutes from the Briarwood Executive Golf Course, making it easy to enjoy a quick round with friends or soak in the beautifully landscaped surroundings. Living in The Villages means access to world-class amenities including golf, pools, recreation centers, clubs, live entertainment, and endless social opportunities all just a short golf cart ride away. Plus, you’re conveniently close to shopping, restaurants, grocery stores, and nightly entertainment. Whether you’re looking for a full-time residence or a seasonal retreat, this home checks all the boxes for relaxed, low-maintenance living in one of Florida’s most sought-after 55+ communities.

4. 2018-10-01
   soldstatus $192,000
5. 2018-09-28
   soldstatus $192,000 1170-char remark

   Show marketing remark (1170 chars)

   Courtyard villas are oh so popular here in The Villages. .. they offer privacy, lower maintenance, a secure yard for your pets, etc. This of course makes them a little harder to come by. If you have been looking for a 2 bedroom 2 bath courtyard this is definitely the one to come see. Located in a peaceful, mature landscaping full, convenient spot just off of Buena Vista in the beautiful Briar Meadow you find this cutie. It's not secret that pretty much all that you would want is here near The Villages and if not now it will be. The importance of being a short distance to doctors, shopping, retail, restaurants, hospitals, specialists and so much more is not taken lightly. Also to mention, this Woodlawn model boasts: block/stucco exterior, garage screens, painted garage floor, front stone landscaping, vaulted ceilings, open kitchen, tile backsplash, stainless steel appliances, newer hot water heater, vinyl flooring throughout, a soda gun in the kitchen for neighborhood get-togethers, updated light fixtures, enclosed lanai w/ tile flooring, blinds, grassed rear courtyard area and so much more. Come to take a peek to see how it will be perfect for you. :-)

6. 2018-06-22
   listed $195,000 1170-char remark

   Show marketing remark (1170 chars)

   Courtyard villas are oh so popular here in The Villages. .. they offer privacy, lower maintenance, a secure yard for your pets, etc. This of course makes them a little harder to come by. If you have been looking for a 2 bedroom 2 bath courtyard this is definitely the one to come see. Located in a peaceful, mature landscaping full, convenient spot just off of Buena Vista in the beautiful Briar Meadow you find this cutie. It's not secret that pretty much all that you would want is here near The Villages and if not now it will be. The importance of being a short distance to doctors, shopping, retail, restaurants, hospitals, specialists and so much more is not taken lightly. Also to mention, this Woodlawn model boasts: block/stucco exterior, garage screens, painted garage floor, front stone landscaping, vaulted ceilings, open kitchen, tile backsplash, stainless steel appliances, newer hot water heater, vinyl flooring throughout, a soda gun in the kitchen for neighborhood get-togethers, updated light fixtures, enclosed lanai w/ tile flooring, blinds, grassed rear courtyard area and so much more. Come to take a peek to see how it will be perfect for you. :-)

ⓘ 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: $3,473 · $289/mo
• Projected year-2 tax: $3,473 · $289/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: $28,223
• − Mortgage interest: −$15,404
• − Property taxes: −$3,473
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − HOA: −$2,232
• − Depreciation: −$8,000
• Taxable loss: −$6,777
• Est. tax savings @ 24.0%: +$1,626
• After-tax cash flow: $-463/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

+43.6% since first listed

6 events — show timeline

• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-01 Sold (Public Records) $192,000 Public Records
• 2018-09-28 Sold (MLS) $192,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-22 Listed $195,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $3,473 · +8.3% YoY. Source: county tax records.