25051 Betton Hl · Leesburg, FL 34748

$154,900

2 bd · 2.0 ba · 1,468 sqft · Manufactured public records · 155 Days on market

Built 1987 5,200 sqft lot Est $137k · 13% over $180/mo HOA · 9% 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +8.4/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

* * * THE PLANTATION OF LEESBURG * * * 55PLUS COMMUNITY * * * This is truly an amazing opportunity to purchase a very well maintained home in a premier gated community in Leesburg. Current owner has taken great care of this home over the past 20 years. This 2-Bedroom 2-bathroom home with an additional Florida room, which has wonderful natural light flooding the space; perfect for a craft room or gathering with friends. Another great bonus is a 100sf detached storage room off the carport. Most current improvements are as follows: ROOF (2015), AC (2024), DUAL PANE WINDOWS (2015), WATER HEATER (2023) & BRAND NEW SS REFRIGERATOR (1/26) This community is ideally located less than an

Key facts

• Gated community
• 18 hole golf courses
• Florida room

Tags

• GATED COMMUNITY
• FLORIDA ROOM
• DETACHED STORAGE ROOM
• DUAL PANE WINDOWS
• 18 HOLE GOLF COURSES

Property features AI

Finance

• Other: Irrigation equipment included; Unfurnished; Homestead exemption indicated
• Financial info: Total monthly fees $180; Total annual fees $2,160; Lease restrictions apply
• HOA & community: Monthly HOA $180; Association fee includes 24-hour guard, pool, escrow reserves, management, recreational facilities; Clubhouse, pool, pickleball courts, fitness center, golf, community mailbox; Deed-restricted, buyer approval required; Senior community; Pets allowed

Exterior

• Parking: Covered parking; Driveway; Open parking; 1-car carport
• Security: Gated community (community amenity)
• Utilities: Public water; Public sewer; Cable available and connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); Single-story; Faces east; One-level entry
• Construction: Metal siding and frame construction; Metal and shingle roof; Pillar/Post/Pier foundation; Built as double wide manufactured home
• Exterior features: Rain gutters; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Thermostat; Window treatments; Skylight(s)
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.5% in Leesburg — 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 62/100 on livability (#751 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities F.
• Lake (suburban): math 49% / reading 50% proficiency, ranked #37 of 73 in FL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 783 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 43% of the median local income ($58k/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 $5k of value loss. Plan a longer hold.
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $155k implies a 72% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $136,524
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25101 Barrow Hl	0.04mi	2/2.0	1,446 (-2%)	10mo	$135,000	$93	87

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,184
• Equity at exit: $23,096

10-year hold

• IRR: 3.8%
• Equity multiple: 1.23×
• Total profit: $10,101
• Equity at exit: $13,393

Cash invested: $43,372 (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 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 783
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$812
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$65
• HOA: −$180
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $438

Break-even live

Break-even rent $1,519

Max offer price $154,900

Occupancy floor 74%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5009 El Destino Dr Leesburg, FL	2.0	2.0	1428	$2,450	$1.72	24d	1	0.11mi
25049 Navel Ave Leesburg, FL	2.0	2.0	1430	$2,800	$1.96	24d	1	0.42mi
25533 Belle Helene Leesburg, FL	2.0	2.0	1352	$1,650	$1.22	5d	1	0.55mi
4728 Belle Grv Leesburg, FL	2.0	2.0	1480	$1,700	$1.15	24d	1	0.58mi
4501 River Ridge Dr Leesburg, FL	2.0	2.0	1467	$1,725	$1.18	5d	1	1.03mi
10140 Huntingnet Way Leesburg, FL	3.0	2.0	1589	$2,250	$1.42	24d	1	1.22mi
3690 Arlington Ridge Blvd Leesburg, FL	3.0	2.0	1699	$2,200	$1.29	18d	1	1.46mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: watersecurity

Listing history 18 events

1. 2026-06-18
   days on market $154,900 Active 155 DOM
2. 2026-06-17
   days on market $154,900 Active 154 DOM
3. 2026-06-16
   days on market $154,900 Active 153 DOM
4. 2026-06-15
   days on market $154,900 Active 152 DOM
5. 2026-06-13
   days on market $154,900 Active 150 DOM
6. 2026-06-09
   days on market $154,900 Active 146 DOM
7. 2026-06-08
   days on market $154,900 Active 145 DOM
8. 2026-06-07
   days on market $154,900 Active 144 DOM
9. 2026-06-04
   days on market $154,900 Active 141 DOM
10. 2026-06-03
    days on market $154,900 Active 140 DOM
11. 2026-06-02
    days on market $154,900 Active 139 DOM
12. 2026-06-02
    days on market $154,900 Active 138 DOM
13. 2026-05-31
    days on market $154,900 Active 137 DOM
14. 2026-04-17
    price $154,900
15. 2026-01-14
    listed $159,900 Active
16. 2005-06-17
    soldstatus $90,000
17. 2003-03-24
    soldstatus $70,000
18. 1987-12-01
    soldstatus $15,000

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $1,717 · $143/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,876
• − Mortgage interest: −$8,677
• − Property taxes: −$1,717
• − Insurance: −$774
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$2,160
• − Depreciation: −$4,506
• Taxable income: $3,062
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $4,518/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: Lake
• NCES district ID: 1201050
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $46,632
• Composite: 42.05/100
• National rank: #3327
• State rank: #37 of 73 in FL

Livability — Leesburg

• Score: 62/100
• State rank: #751
• US rank: #16429

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,095
• Household income: $58,192
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1745.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 386,640 people
• By 2030: 417,107 · +7.9%
• By 2040: 476,676 · +23.3%
• By 2050: 531,296 · +37.4%
• By 2075: 648,303 · +67.7%
• By 2100: 698,530 · +80.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 1%

Political lean MEDSL · Lake

• 2024 margin: Strong R (+24.7) · D 37.3% · R 62.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -13.5pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+20.0 2016: R+23.1 2012: R+17.1 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.97%
• Current HPI: 262.1766
• Rent YoY: ▼ -0.95%
• Metro: Orlando-Kissimmee-Sanford, 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

+932.7% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-17 Sold (Public Records) $90,000 Public Records
• 2003-03-24 Sold (Public Records) $70,000 Public Records
• 1987-12-01 Sold (Public Records) $15,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,717 · +2.7% YoY. Source: county tax records.