20005 U.S. 27 · Groveland, FL 34715

$85,000

2 bd · 1.0 ba · 763 sqft · Other · 26 Days on market

Built 1990 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Beds 1 Bath - Apartment 20005 US Highway 27, Clermont, FL 34715. United States ?? FOR SALE & acirc; & euro; & ldquo; BEAUTIFULLY UPDATED FAMILY MOBILE HOME ???? Located in the gated community of Encore Clerbrook Golf & amp; RV Resort & acirc; & euro; & ldquo; Clermont, FL Asking Price: $85,000 ? MOVE-IN READY & amp; PERFECT FOR A GROWING FAMILY ? This beautifully updated mobile home sits on a large corner lot in one of Clermont & acirc; & euro; & trade; s most desirable gated communities. With security staff at the entrance, amazing family amenities, low electricity costs, and many brand-new upgrades throughout the home, this is the perfect

Key facts

• Gated community
• Large corner lot
• New ceiling fans

Tags

• GATED COMMUNITY
• LARGE CORNER LOT
• BRAND NEW KITCHEN APPLIANCES
• NEW DOUBLE GLASS WINDOWS
• NEW CEILING FANS
• NEW PLUMBING TO THE WELL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 4.0% in Groveland — 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 (#416 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A-, crime B+; Watch: schools C-, 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: Rents rising fast (+5.2%/yr); 439 active listings in the ZIP; solid renter incomes; 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 $588 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.27% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.23%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.17% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 3.11×
• Total profit: $50,213
• Equity at exit: $12,674

10-year hold

• IRR: 53.7%
• Equity multiple: 6.85×
• Total profit: $139,119
• Equity at exit: $7,349

Cash invested: $23,800 (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 34715

• Home prices YoY: -19.2%
• Rents YoY: 5.2%
• Active inventory: 439
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $937

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 46%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $85,000 Active 26 DOM
2. 2026-06-17
   days on market $85,000 Active 25 DOM
3. 2026-06-16
   days on market $85,000 Active 24 DOM
4. 2026-06-15
   days on market $85,000 Active 23 DOM
5. 2026-06-13
   days on market $85,000 Active 21 DOM
6. 2026-06-09
   days on market $85,000 Active 17 DOM
7. 2026-06-08
   days on market $85,000 Active 16 DOM
8. 2026-06-07
   days on market $85,000 Active 15 DOM
9. 2026-06-04
   days on market $85,000 Active 12 DOM
10. 2026-06-03
    days on market $85,000 Active 11 DOM
11. 2026-06-02
    days on market $85,000 Active 10 DOM
12. 2026-06-02
    days on market $85,000 Active 9 DOM
13. 2026-05-31
    days on market $85,000 Active 8 DOM
14. 2026-05-24
    listed $85,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,150
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$2,473
• Taxable income: $10,512
• Est. tax owed @ 24.0%: −$2,523
• After-tax cash flow: $8,717/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 · 1 photo

Good 80/100 Cosmetic rehab

This beautifully updated mobile home is in good condition and move-in ready, with minimal maintenance required. It offers a great value for a growing family in a desirable gated community.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both New flooring in bathrooms and kitchen — Fresh flooring can improve the look and feel of the home, making it more attractive to buyers and renters.
• Both HVAC maintenance or replacement — A well-maintained HVAC system can improve comfort and energy efficiency, making the home more appealing to buyers and renters.
• Both New window treatments — New window treatments can enhance the home's curb appeal and interior aesthetics, making it more attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in bathrooms and kitchen — Fresh flooring can improve the look and feel of the home, making it more attractive to buyers and renters. ↑
• Both HVAC maintenance or replacement — A well-maintained HVAC system can improve comfort and energy efficiency, making the home more appealing to buyers and renters. ↑
• Both New window treatments — New window treatments can enhance the home's curb appeal and interior aesthetics, making it more attractive to buyers and renters. ↑

ⓘ 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 — Groveland

• Score: 70/100
• State rank: #416
• US rank: #7397

Category grades

Amenities F Commute F Cost of living B+ Crime B+ Employment B- 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: 28,001
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,810
• Household income: $105,262
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 293.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Hispanic / Latino 31% Two or more races 19% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 18% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Slovak 1% Scotch-Irish 1%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 24% Vietnamese 2% 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: ▼ -72.47%
• Current HPI: 305.4193
• Rent YoY: ▲ 5.17%
• 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

1 event — show timeline

• 2026-05-24 Listed $85,000 FSBO.com