17965 SE 102nd Ter · The Villages, FL 34491

$149,900

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 123 Days on market

Built 1991 0.28 ac lot $116/sqft · 37% below area Est $236k · 37% under $179/mo HOA · 9% of rent

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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 +24.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +7.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Located within a private, gated 55+ golf community in Summerfield, this 2-bedroom, 2-bath bank-owned home offers an affordable entry into a gated golf community lifestyle. With a functional floor plan and both indoor and outdoor living spaces, this home provides a solid foundation for buyers ready to refresh and personalize a Florida retreat of their own. Whether you're searching for a seasonal getaway, snowbird escape, or full-time residence, this property offers great potential at an approachable price point. Residents enjoy community amenities including golf, clubhouse, swimming pool, and recreational activities, all designed for active adult living. Conveniently located near shopping, dining, medical facilities, and with easy access to The Villages, Ocala, and Belleview. Sold as-is. All information is deemed reliable but not guaranteed. Buyers are encouraged to complete all inspections and due diligence. Proof of funds or lender pre-approval required with all offers. Seller addenda will apply. * * * * * Multiple offers received. Highest & Best due by 05/06/2026 at 11:59 PM MT * * * * *

Key facts

• Clubhouse
• Pool
• Golf course

Tags

• PRIVATE GATED COMMUNITY
• GOLF COURSE
• CLUBHOUSE
• POOL
• RECREATIONAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 705 active listings in the ZIP; 16 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 37% 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 $4k 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 123 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 18y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $150k implies a 52% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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: 1.37% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 6.1

CMA / ARV

• ARV (median comp): $236,213
• List price: $149,900
• Delta: -36.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10340 SE 177th Pl	0.21mi	2/2.0	1,296 (0%)	2mo	$207,000	$160	88
17815 SE 102nd Ter	0.15mi	2/2.0	1,372 (+6%)	3mo	$235,000	$171	80
10235 SE 179th Pl	0.08mi	2/2.0	1,144 (-12%)	2mo	$180,599	$158	75
1638 Duran Dr	0.69mi	2/2.0	1,179 (-9%)	3mo	$253,000	$215	50
1647 Campos Dr	0.58mi	2/2.0	1,121 (-14%)	1mo	$250,000	$223	50
2604 Privada Dr	0.73mi	3/2.0 (+1)	1,210 (-7%)	0mo	$269,000	$222	50
1611 Campos Dr	0.62mi	2/2.0	1,143 (-12%)	4mo	$226,000	$198	48
1649 Campos Dr	0.58mi	2/2.0	1,121 (-14%)	3mo	$223,000	$199	48
1612 Campos Dr	0.65mi	2/2.0	1,121 (-14%)	0mo	$230,000	$205	47
2603 Olivarez Way	0.63mi	2/2.0	1,121 (-14%)	2mo	$252,000	$225	47
10683 SE 174th Loop	0.57mi	3/2.0 (+1)	1,450 (+12%)	2mo	$220,000	$152	47
2632 Moncayo Ave	0.71mi	2/2.0	1,143 (-12%)	2mo	$220,000	$192	45

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,400
• Equity at exit: $22,351

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $20,207
• Equity at exit: $12,961

Cash invested: $41,972 (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: 705
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$786
• Tax from tax record: −$301 /mo · $3,613/yr
• Insurance: −$62
• HOA: −$179
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $293

Break-even live

Break-even rent $1,682

Max offer price $149,900

Occupancy floor 81%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	21d	1	0.29mi
17532 SE 100th Ct Summerfield, FL	2.0	2.0	1217	$1,800	$1.48	21d	1	0.47mi
17582 SE 96th Ct Summerfield, FL	2.0	2.0	1652	$1,750	$1.06	21d	1	0.73mi
17713 SE 95th Cir Summerfield, FL	3.0	2.0	1450	$2,000	$1.38	21d	1	0.81mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	20d	1	0.89mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	20d	1	0.90mi
17199 SE 97th Ter Summerfield, FL	3.0	2.0	1404	$1,990	$1.42	21d	1	0.91mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	20d	1	1.07mi
2909 Meadow Lawn Ln The Villages, FL	2.0	2.0	1132	$4,300	$3.80	20d	1	1.09mi
1648 Belle Grove Dr The Villages, FL	2.0	2.0	1132	$4,250	$3.75	20d	1	1.15mi
2006 Cardona Way Lady Lake, FL	2.0	2.0	1428	$3,900	$2.73	20d	1	1.16mi
1808 Peachtree Ave The Villages, FL	2.0	2.0	1182	$2,500	$2.12	20d	1	1.31mi
9523 SE 168th Maplesong Ln The Villages, FL	3.0	2.0	1265	$1,975	$1.56	21d	1	1.36mi
9990 SE 166th St Summerfield, FL	3.0	2.0	962	$1,395	$1.45	13d	1	1.38mi
16962 SE 94th Sunnybrook Cir The Villages, FL	2.0	2.0	1160	$2,000	$1.72	21d	1	1.39mi
2126 Sansores St Lady Lake, FL	3.0	2.0	1748	$3,700	$2.12	20d	1	1.49mi

HOA detail

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

Listing history 30 events

1. 2026-04-11
   price $149,900 1168-char remark

   Show marketing remark (1168 chars)

   One or more photo(s) has been virtually staged. Located within a private, gated 55+ golf community in Summerfield, this 2-bedroom, 2-bath bank-owned home offers an affordable entry into a gated golf community lifestyle. With a functional floor plan and both indoor and outdoor living spaces, this home provides a solid foundation for buyers ready to refresh and personalize a Florida retreat of their own. Whether you're searching for a seasonal getaway, snowbird escape, or full-time residence, this property offers great potential at an approachable price point. Residents enjoy community amenities including golf, clubhouse, swimming pool, and recreational activities, all designed for active adult living. Conveniently located near shopping, dining, medical facilities, and with easy access to The Villages, Ocala, and Belleview. Sold as-is. All information is deemed reliable but not guaranteed. Buyers are encouraged to complete all inspections and due diligence. Proof of funds or lender pre-approval required with all offers. Seller addenda will apply. * * * * * Multiple offers received. Highest & Best due by 05/06/2026 at 11:59 PM MT * * * * *

2. 2026-03-09
   price $156,900 1168-char remark

   Show marketing remark (1168 chars)

   One or more photo(s) has been virtually staged. Located within a private, gated 55+ golf community in Summerfield, this 2-bedroom, 2-bath bank-owned home offers an affordable entry into a gated golf community lifestyle. With a functional floor plan and both indoor and outdoor living spaces, this home provides a solid foundation for buyers ready to refresh and personalize a Florida retreat of their own. Whether you're searching for a seasonal getaway, snowbird escape, or full-time residence, this property offers great potential at an approachable price point. Residents enjoy community amenities including golf, clubhouse, swimming pool, and recreational activities, all designed for active adult living. Conveniently located near shopping, dining, medical facilities, and with easy access to The Villages, Ocala, and Belleview. Sold as-is. All information is deemed reliable but not guaranteed. Buyers are encouraged to complete all inspections and due diligence. Proof of funds or lender pre-approval required with all offers. Seller addenda will apply. * * * * * Multiple offers received. Highest & Best due by 05/06/2026 at 11:59 PM MT * * * * *

3. 2026-02-14
   status Active 1168-char remark

   Show marketing remark (1168 chars)

   One or more photo(s) has been virtually staged. Located within a private, gated 55+ golf community in Summerfield, this 2-bedroom, 2-bath bank-owned home offers an affordable entry into a gated golf community lifestyle. With a functional floor plan and both indoor and outdoor living spaces, this home provides a solid foundation for buyers ready to refresh and personalize a Florida retreat of their own. Whether you're searching for a seasonal getaway, snowbird escape, or full-time residence, this property offers great potential at an approachable price point. Residents enjoy community amenities including golf, clubhouse, swimming pool, and recreational activities, all designed for active adult living. Conveniently located near shopping, dining, medical facilities, and with easy access to The Villages, Ocala, and Belleview. Sold as-is. All information is deemed reliable but not guaranteed. Buyers are encouraged to complete all inspections and due diligence. Proof of funds or lender pre-approval required with all offers. Seller addenda will apply. * * * * * Multiple offers received. Highest & Best due by 05/06/2026 at 11:59 PM MT * * * * *

4. 2026-02-09
   status Pending 1168-char remark

   Show marketing remark (1168 chars)

   One or more photo(s) has been virtually staged. Located within a private, gated 55+ golf community in Summerfield, this 2-bedroom, 2-bath bank-owned home offers an affordable entry into a gated golf community lifestyle. With a functional floor plan and both indoor and outdoor living spaces, this home provides a solid foundation for buyers ready to refresh and personalize a Florida retreat of their own. Whether you're searching for a seasonal getaway, snowbird escape, or full-time residence, this property offers great potential at an approachable price point. Residents enjoy community amenities including golf, clubhouse, swimming pool, and recreational activities, all designed for active adult living. Conveniently located near shopping, dining, medical facilities, and with easy access to The Villages, Ocala, and Belleview. Sold as-is. All information is deemed reliable but not guaranteed. Buyers are encouraged to complete all inspections and due diligence. Proof of funds or lender pre-approval required with all offers. Seller addenda will apply. * * * * * Multiple offers received. Highest & Best due by 05/06/2026 at 11:59 PM MT * * * * *

5. 2026-01-15
   listed $164,900 Active 1168-char remark

   Show marketing remark (1168 chars)

   One or more photo(s) has been virtually staged. Located within a private, gated 55+ golf community in Summerfield, this 2-bedroom, 2-bath bank-owned home offers an affordable entry into a gated golf community lifestyle. With a functional floor plan and both indoor and outdoor living spaces, this home provides a solid foundation for buyers ready to refresh and personalize a Florida retreat of their own. Whether you're searching for a seasonal getaway, snowbird escape, or full-time residence, this property offers great potential at an approachable price point. Residents enjoy community amenities including golf, clubhouse, swimming pool, and recreational activities, all designed for active adult living. Conveniently located near shopping, dining, medical facilities, and with easy access to The Villages, Ocala, and Belleview. Sold as-is. All information is deemed reliable but not guaranteed. Buyers are encouraged to complete all inspections and due diligence. Proof of funds or lender pre-approval required with all offers. Seller addenda will apply. * * * * * Multiple offers received. Highest & Best due by 05/06/2026 at 11:59 PM MT * * * * *

6. 2025-10-14
   historical
7. 2025-09-30
   price $165,300
8. 2025-08-25
   listed $175,300 Active
9. 2021-02-08
   historical
10. 2021-02-08
    historical
11. 2020-10-09
    listed $168,000
12. 2020-10-05
    historical
13. 2020-06-30
    listed $168,000
14. 2014-06-11
    soldstatus $98,900
15. 2014-06-04
    soldstatus $98,900
16. 2014-06-04
    soldstatus $98,900
17. 2014-02-04
    listed $98,900
18. 2014-02-04
    listed $98,900
19. 2013-05-24
    historical
20. 2013-05-03
    historical
21. 2013-04-22
    listed $97,500
22. 2013-03-22
    historical
23. 2012-12-03
    listed $98,500
24. 2012-12-03
    listed $98,500
25. 2012-06-15
    soldstatus $80,000
26. 2012-06-13
    soldstatus $80,000
27. 2012-06-13
    soldstatus $80,000
28. 2008-04-28
    listed $84,900
29. 2008-04-28
    listed $84,900
30. 1991-08-01
    soldstatus $79,600

ⓘ 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: $3,613 · $301/mo
• Projected year-2 tax: $3,613 · $301/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $24,637
• − Mortgage interest: −$8,397
• − Property taxes: −$3,613
• − Insurance: −$750
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − HOA: −$2,148
• − Depreciation: −$4,361
• Taxable income: $1,427
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $3,177/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

+88.3% since first listed

30 events — show timeline

• 2026-04-11 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $156,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $165,300 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Listed $175,300 Stellar MLS as Distributed by MLS Grid
• 2021-02-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-02-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-10-09 Listed $168,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-06-30 Listed $168,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-11 Sold (Public Records) $98,900 Public Records
• 2014-06-04 Sold (MLS) $98,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-04 Sold (MLS) $98,900 Stellar MLS as Distributed by MLS Grid
• 2014-02-04 Listed $98,900 Stellar MLS as Distributed by MLS Grid
• 2014-02-04 Listed $98,900 Stellar MLS as Distributed by MLS Grid
• 2013-05-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-05-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-04-22 Listed $97,500 Stellar MLS as Distributed by MLS Grid
• 2013-03-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-12-03 Listed $98,500 Stellar MLS as Distributed by MLS Grid
• 2012-12-03 Listed $98,500 Stellar MLS as Distributed by MLS Grid
• 2012-06-15 Sold (Public Records) $80,000 Public Records
• 2012-06-13 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2012-06-13 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-28 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-28 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 1991-08-01 Sold (Public Records) $79,600 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,613 · +11.4% YoY. Source: county tax records.