3896 Picciola Rd #554 · Fruitland Park, FL 34731

$109,000

2 bd · 1.5 ba · 890 sqft · SingleFamily · 55 Days on market

Built 1966 Fair condition 313 sqft lot Est $150k · 27% under $181/mo HOA · 12% 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 +8.3/10.0
• DSCR +7.7/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If low maintenance living with a side of lake life sounds appealing, this one is worth a look. This 2 bedroom, 1.5 bath mobile home is located in a 55+ community that keeps things simple while still offering plenty to enjoy. The home comes fully furnished, making it an easy transition whether you are moving full time or just looking for a seasonal escape. Inside, you will find a comfortable layout with a spacious living area, dining space, and a screened porch that is perfect for morning coffee or winding down in the evening. The home has tie downs, it was painted 2 years ago, and the roof was sealed 5 years ago (2021). The monthly HOA fee of $181 covers water, trash, and access to community amenities including a pool, clubhouse, dog park, and library. For those who enjoy being on the water, residents have direct access to Lake Griffin, and an optional covered boat slip with lift is available for just $45/month. There is also potential for a golf cart to be included with an acceptable offer, adding even more convenience for getting around the community. Easy living, water access, and everything you need already in place. All that is missing is you.

Key facts

• Covered boat slip
• Screened porch
• Golf cart potential

Tags

• FULLY FURNISHED
• SCREENED PORCH
• DIRECT ACCESS TO LAKE GRIFFIN
• COVERED BOAT SLIP
• GOLF CART POTENTIAL

Property features AI

Finance

• Financial info: Total annual fees $2,172; Furnished
• HOA & community: Griffwood Co-Op Inc. HOA required; HOA fee $181 monthly (includes pool, recreational facilities, trash, water); Community clubhouse, pool, recreation facilities, shuffleboard court, dog park; Buyer approval required; Senior community; Pets allowed (cats and dogs, size limit applies; max pet weight 40 lbs)

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Public sewer; Electricity connected
• Home design: Mobile home (double wide); One story; Faces southeast
• Construction: Vinyl siding; Metal roof; Stem wall foundation; Built as a double wide mobile home
• Exterior features: Exterior lighting; Lake access and marina; Assigned boat slip; Boat lift (including covered lift)

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Solid surface counters; Window treatments; Blinds
• Laundry & utility: Common area laundry

🏷️ Possibly a rental listed for sale. The $109,000 price doesn't fit this home's estimated sale value (~$149,520) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.0% in Fruitland Park — 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 (#447 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: schools D, amenities F, commute 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: 165 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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 55 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $44k; list at $109k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.33% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $149,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3896 Picciola Rd #523	0.00mi	2/1.5	936 (+5%)	17mo	$60,000	$64	77
3896 Picciola Rd #111	0.25mi	2/1.5	780 (-12%)	23mo	$88,000	$113	48
309 Areca St	0.75mi	3/2.0 (+1)	936 (+5%)	8mo	$157,000	$168	43
408 E Palm St	0.67mi	3/1.5 (+1)	1,008 (+13%)	24mo	$221,000	$219	22

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: $-3,883
• Equity at exit: $16,252

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $14,731
• Equity at exit: $9,424

Cash invested: $30,520 (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 34731

• Home prices YoY: -10.1%
• Active inventory: 165
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$181
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $214

Break-even live

Break-even rent $1,183

Max offer price $109,000

Occupancy floor 80%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 N Lake View Ave Leesburg, FL	4.0	1.0–3.0	1700	$1,440	$0.85	2d	3	0.37mi
2117 Citrus Blvd Unit 6 Leesburg, FL	2.0	1.0	800	$1,000	$1.25	2d	1	0.71mi
2511 Sennett Dr Leesburg, FL	2.0–4.0	2.0	1215	$1,508	$1.24	23d	1	0.83mi
2400 Silver Pointe Cir Leesburg, FL	1.0–2.0	1.0	837	$1,050	$1.25	23d	1	0.90mi
1 Herald Dr Leesburg, FL	2.0	1.0–1.5	970	$1,524	$1.57	4d	4	1.43mi
1223 Pamela St Leesburg, FL	2.0	1.0	894	$1,399	$1.56	23d	1	1.49mi

HOA detail

• Monthly dues: $181 · $2,172/yr
• Likely covers: watertrashpool

Listing history 24 events

1. 2026-06-18
   days on market $109,000 Active 55 DOM
2. 2026-06-17
   days on market $109,000 Active 54 DOM
3. 2026-06-16
   days on market $109,000 Active 53 DOM
4. 2026-06-15
   days on market $109,000 Active 52 DOM
5. 2026-06-13
   days on market $109,000 Active 50 DOM
6. 2026-06-09
   days on market $109,000 Active 46 DOM
7. 2026-06-08
   days on market $109,000 Active 45 DOM
8. 2026-06-07
   days on market $109,000 Active 44 DOM
9. 2026-06-04
   days on market $109,000 Active 41 DOM
10. 2026-06-03
    days on market $109,000 Active 40 DOM
11. 2026-06-02
    days on market $109,000 Active 39 DOM
12. 2026-06-01
    days on market $109,000 Active 38 DOM
13. 2026-05-31
    days on market $109,000 Active 37 DOM
14. 2026-04-24
    listed $109,000 Active 1166-char remark

    Show marketing remark (1166 chars)

    If low maintenance living with a side of lake life sounds appealing, this one is worth a look. This 2 bedroom, 1.5 bath mobile home is located in a 55+ community that keeps things simple while still offering plenty to enjoy. The home comes fully furnished, making it an easy transition whether you are moving full time or just looking for a seasonal escape. Inside, you will find a comfortable layout with a spacious living area, dining space, and a screened porch that is perfect for morning coffee or winding down in the evening. The home has tie downs, it was painted 2 years ago, and the roof was sealed 5 years ago (2021). The monthly HOA fee of $181 covers water, trash, and access to community amenities including a pool, clubhouse, dog park, and library. For those who enjoy being on the water, residents have direct access to Lake Griffin, and an optional covered boat slip with lift is available for just $45/month. There is also potential for a golf cart to be included with an acceptable offer, adding even more convenience for getting around the community. Easy living, water access, and everything you need already in place. All that is missing is you.

15. 2026-04-24
    listed $109,000 Active

    Show marketing remark (1166 chars)

    If low maintenance living with a side of lake life sounds appealing, this one is worth a look. This 2 bedroom, 1.5 bath mobile home is located in a 55+ community that keeps things simple while still offering plenty to enjoy. The home comes fully furnished, making it an easy transition whether you are moving full time or just looking for a seasonal escape. Inside, you will find a comfortable layout with a spacious living area, dining space, and a screened porch that is perfect for morning coffee or winding down in the evening. The home has tie downs, it was painted 2 years ago, and the roof was sealed 5 years ago (2021). The monthly HOA fee of $181 covers water, trash, and access to community amenities including a pool, clubhouse, dog park, and library. For those who enjoy being on the water, residents have direct access to Lake Griffin, and an optional covered boat slip with lift is available for just $45/month. There is also potential for a golf cart to be included with an acceptable offer, adding even more convenience for getting around the community. Easy living, water access, and everything you need already in place. All that is missing is you.

16. 2020-06-01
    soldstatus $44,000 Sold 504-char remark

    Show marketing remark (504 chars)

    This double wide mobile is clean and spacious. It has large bedrooms, and has just enough furniture to get you started. Located in the middle of the community, you are just a few steps to the heated pool, and to all the community activities. If you like to fish, or see a beautiful sunrise, the lake is nearby as well. Griffwood is a 55+ community located on the Harris Chain of Lakes. Not many people know about this hidden gem. Come out and look at the great value of this home in this great community!

17. 2020-03-03
    status Pending 504-char remark

    Show marketing remark (504 chars)

    This double wide mobile is clean and spacious. It has large bedrooms, and has just enough furniture to get you started. Located in the middle of the community, you are just a few steps to the heated pool, and to all the community activities. If you like to fish, or see a beautiful sunrise, the lake is nearby as well. Griffwood is a 55+ community located on the Harris Chain of Lakes. Not many people know about this hidden gem. Come out and look at the great value of this home in this great community!

18. 2020-01-28
    status Active 504-char remark

    Show marketing remark (504 chars)

    This double wide mobile is clean and spacious. It has large bedrooms, and has just enough furniture to get you started. Located in the middle of the community, you are just a few steps to the heated pool, and to all the community activities. If you like to fish, or see a beautiful sunrise, the lake is nearby as well. Griffwood is a 55+ community located on the Harris Chain of Lakes. Not many people know about this hidden gem. Come out and look at the great value of this home in this great community!

19. 2020-01-25
    status Pending 504-char remark

    Show marketing remark (504 chars)

    This double wide mobile is clean and spacious. It has large bedrooms, and has just enough furniture to get you started. Located in the middle of the community, you are just a few steps to the heated pool, and to all the community activities. If you like to fish, or see a beautiful sunrise, the lake is nearby as well. Griffwood is a 55+ community located on the Harris Chain of Lakes. Not many people know about this hidden gem. Come out and look at the great value of this home in this great community!

20. 2020-01-16
    listed $47,000 Active 504-char remark

    Show marketing remark (504 chars)

    This double wide mobile is clean and spacious. It has large bedrooms, and has just enough furniture to get you started. Located in the middle of the community, you are just a few steps to the heated pool, and to all the community activities. If you like to fish, or see a beautiful sunrise, the lake is nearby as well. Griffwood is a 55+ community located on the Harris Chain of Lakes. Not many people know about this hidden gem. Come out and look at the great value of this home in this great community!

21. 2014-11-28
    soldstatus $28,000 Sold
22. 2014-11-15
    status Pending
23. 2014-08-26
    listed $30,500 Active
24. 2005-04-20
    listed $32,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,446
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − HOA: −$2,172
• − Depreciation: −$3,171
• Taxable income: $1,026
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $2,325/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its value. Exterior siding and paint, flooring, and landscaping are the highest-impact areas for investment.

Repairs flagged

• Major exterior siding — Significant wear and tear on siding.
• Major exterior paint — Paint peeling and general lack of maintenance.
• Major flooring — Worn-out carpet in living areas and bedrooms.
• Minor interior walls/paint — Painted 2 years ago, but some areas show signs of wear.
• Minor kitchen — Basic kitchen setup with some wear.
• Minor bathrooms — Basic bathroom setup with some wear.
• Major landscaping — Overgrown lawn and lack of landscaping maintenance.
• Minor HVAC — No visible issues with HVAC or other systems.

Value-add opportunities

• Both exterior siding and paint — Improves curb appeal and value.
• Both flooring — Replaces worn-out carpet and improves living space.
• Both landscaping — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear on siding.	Major	$15,000–50,000
exterior paint · Paint peeling and general lack of maintenance.	Major	$15,000–50,000
flooring · Worn-out carpet in living areas and bedrooms.	Major	$15,000–50,000
interior walls/paint · Painted 2 years ago, but some areas show signs of wear.	Minor	$500–3,000
kitchen · Basic kitchen setup with some wear.	Minor	$500–3,000
bathrooms · Basic bathroom setup with some wear.	Minor	$500–3,000
landscaping · Overgrown lawn and lack of landscaping maintenance.	Major	$15,000–50,000
HVAC · No visible issues with HVAC or other systems.	Minor	$500–3,000
Total estimated repair cost · 8 items		$62,000–212,000

Value-add ROI direction

• Both exterior siding and paint — Improves curb appeal and value. ↑
• Both flooring — Replaces worn-out carpet and improves living space. ↑
• Both landscaping — Enhances curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Fruitland Park

• Score: 70/100
• State rank: #447
• US rank: #8098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 12,196
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 12,196
• Household income: $66,300
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 269.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -35.91%
• Current HPI: 318.8206
• Rent YoY: —
• 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

+240.6% since first listed

11 events — show timeline

• 2026-04-24 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $109,000 RACC
• 2020-06-01 Sold (MLS) $44,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-01-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-16 Listed $47,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-28 Sold (MLS) $28,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-08-26 Listed $30,500 Stellar MLS as Distributed by MLS Grid
• 2005-04-20 Listed $32,000 Stellar MLS as Distributed by MLS Grid