550 Saint Johns Rd · Tavares, FL 32778

$195,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 29 Days on market

Built 1992 6,180 sqft lot Est $234k · 17% under $60/mo HOA · 3% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront community directly on the Harris Chain of Lakes. The community has a beautiful clubhouse, storage for your boats or trailers, a very large marina of sorts with multiple covered boat sheds, and along the shoreline is another dock that is able to slip a few more boats. Currently, a waitlist for a slip although there are a lot of boat slips in this marina for future availability. Beautiful clubhouse, two pools-one is heated and a fitness center. This house will need some TLC and is being sold in As-Is condition. The yard is covered with mulch so very low maintenance, a really large living room, and a master bedroom/bath. Off of the living room is a nice sun porch then down a few steps to a storage area that can hold your washer and dryer. This 55+ Community is close to all shopping, located in the middle of one of the fastest-growing counties in Florida, and has many amenities for your future enjoyment. Pets are allowed up to 35 lbs, please reconfirm all deed restrictions/dock/storage and pet information with the HOA.

Key facts

• 6,180 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Unfurnished; Living area and building area reported from public records
• Financial info: Total monthly fees: $60; Total annual fees: $720
• HOA & community: Homeowners association with a $60 monthly fee; Association amenities include clubhouse, fitness center, pool, shuffleboard court; Buyer approval required; Senior community; Pets allowed (cats and dogs), max pet weight ~35 lbs; Association fee covers common area taxes, pool, and maintenance of structures

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Phone available; Broadband/high-speed internet available; Sewer connected; Water connected; Irrigation equipment
• Home design: Manufactured double-wide home; One story; East facing; Residential property
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Dog run; Private mailbox; Level lot; Asphalt road access; Lake access (Chain of Lakes)

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Kitchen reverse osmosis system; Water filtration system
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Inside laundry; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (5.6% below list).
• Recommended offer: $184k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Tavares Middle School (math 43% / reading 40%, grade F, #348 of 571 statewide, top 62%, 1,070 students, 58% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 507 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 35% of the median local income ($63k/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 $6k 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 29 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $168k; 16% 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 $183,992 (5.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $234,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 King Way	0.16mi	2/2.0	1,416 (-6%)	12mo	$153,700	$109	72
3033 Myakka River Rd	0.24mi	2/2.0	1,337 (-12%)	1mo	$219,900	$164	69
2808 Wekiva Rd	0.38mi	2/2.0	1,432 (-5%)	7mo	$221,700	$155	68

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-23,167
• Equity at exit: $29,075

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,526
• Equity at exit: $16,860

Cash invested: $54,600 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 507
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$81
• HOA: −$60
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $101

Break-even live

Break-even rent $1,712

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $211	-5% $156	+0% $101	+5% $46	+10% $-9
Rent	-10% $-44	-5% $28	+0% $101	+5% $174	+10% $246
Rate	-1.0pp $199	-0.5pp $151	base $101	+0.5pp $51	+1.0pp $-1

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3224 Manatee Rd Tavares, FL	3.0	2.0	1568	$1,600	$1.02	6d	1	0.18mi
4567 Barbuda Dr Tavares, FL	3.0	2.0	1362	$2,150	$1.58	25d	1	0.41mi
4950 Marsh Harbor Dr Tavares, FL	3.0	2.0	1227	$1,900	$1.55	0d	1	0.41mi
4721 Treasure Cay Rd Tavares, FL	3.0	2.0	1372	$1,900	$1.38	0d	1	0.59mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	4d	1	0.65mi
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	25d	1	0.66mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	23d	1	0.68mi
615 Juniper Way Tavares, FL	3.0	2.0	1209	$1,900	$1.57	19d	1	0.92mi
465 Oak Dr Tavares, FL	3.0	3.0	1550	$1,750	$1.13	25d	1	1.17mi
30024 Tavares Ridge Blvd Unit 62 Tavares, FL	2.0	2.0	1140	$2,000	$1.75	25d	1	1.18mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	25d	1	1.21mi
2106 Shantiniketan Blvd Unit B6 Tavares, FL	2.0	2.0	1200	$2,200	$1.83	6d	1	1.26mi
2420 Tealwood Cir Tavares, FL	3.0	2.0	2248	$2,040	$0.91	5d	1	1.37mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: waterpoolgym

Listing history 15 events

1. 2026-04-30
   listed $195,000 Active
2. 2026-03-31
   historical
3. 2025-03-12
   price $185,000
4. 2024-11-27
   price $199,900
5. 2024-11-08
   price $233,000
6. 2024-08-08
   price $235,500
7. 2024-06-29
   listed $239,500 Active
8. 2023-07-26
   soldstatus $168,500
9. 2023-06-27
   soldstatus $168,500 Closed 1041-char remark

   Show marketing remark (1041 chars)

   Waterfront community directly on the Harris Chain of Lakes. The community has a beautiful clubhouse, storage for your boats or trailers, a very large marina of sorts with multiple covered boat sheds, and along the shoreline is another dock that is able to slip a few more boats. Currently, a waitlist for a slip although there are a lot of boat slips in this marina for future availability. Beautiful clubhouse, two pools-one is heated and a fitness center. This house will need some TLC and is being sold in As-Is condition. The yard is covered with mulch so very low maintenance, a really large living room, and a master bedroom/bath. Off of the living room is a nice sun porch then down a few steps to a storage area that can hold your washer and dryer. This 55+ Community is close to all shopping, located in the middle of one of the fastest-growing counties in Florida, and has many amenities for your future enjoyment. Pets are allowed up to 35 lbs, please reconfirm all deed restrictions/dock/storage and pet information with the HOA.

10. 2023-05-24
    status Pending 1041-char remark

    Show marketing remark (1041 chars)

    Waterfront community directly on the Harris Chain of Lakes. The community has a beautiful clubhouse, storage for your boats or trailers, a very large marina of sorts with multiple covered boat sheds, and along the shoreline is another dock that is able to slip a few more boats. Currently, a waitlist for a slip although there are a lot of boat slips in this marina for future availability. Beautiful clubhouse, two pools-one is heated and a fitness center. This house will need some TLC and is being sold in As-Is condition. The yard is covered with mulch so very low maintenance, a really large living room, and a master bedroom/bath. Off of the living room is a nice sun porch then down a few steps to a storage area that can hold your washer and dryer. This 55+ Community is close to all shopping, located in the middle of one of the fastest-growing counties in Florida, and has many amenities for your future enjoyment. Pets are allowed up to 35 lbs, please reconfirm all deed restrictions/dock/storage and pet information with the HOA.

11. 2023-04-30
    price $173,000 1041-char remark

    Show marketing remark (1041 chars)

    Waterfront community directly on the Harris Chain of Lakes. The community has a beautiful clubhouse, storage for your boats or trailers, a very large marina of sorts with multiple covered boat sheds, and along the shoreline is another dock that is able to slip a few more boats. Currently, a waitlist for a slip although there are a lot of boat slips in this marina for future availability. Beautiful clubhouse, two pools-one is heated and a fitness center. This house will need some TLC and is being sold in As-Is condition. The yard is covered with mulch so very low maintenance, a really large living room, and a master bedroom/bath. Off of the living room is a nice sun porch then down a few steps to a storage area that can hold your washer and dryer. This 55+ Community is close to all shopping, located in the middle of one of the fastest-growing counties in Florida, and has many amenities for your future enjoyment. Pets are allowed up to 35 lbs, please reconfirm all deed restrictions/dock/storage and pet information with the HOA.

12. 2023-04-12
    price $179,000 1041-char remark

    Show marketing remark (1041 chars)

    Waterfront community directly on the Harris Chain of Lakes. The community has a beautiful clubhouse, storage for your boats or trailers, a very large marina of sorts with multiple covered boat sheds, and along the shoreline is another dock that is able to slip a few more boats. Currently, a waitlist for a slip although there are a lot of boat slips in this marina for future availability. Beautiful clubhouse, two pools-one is heated and a fitness center. This house will need some TLC and is being sold in As-Is condition. The yard is covered with mulch so very low maintenance, a really large living room, and a master bedroom/bath. Off of the living room is a nice sun porch then down a few steps to a storage area that can hold your washer and dryer. This 55+ Community is close to all shopping, located in the middle of one of the fastest-growing counties in Florida, and has many amenities for your future enjoyment. Pets are allowed up to 35 lbs, please reconfirm all deed restrictions/dock/storage and pet information with the HOA.

13. 2023-03-21
    price $184,000 1041-char remark

    Show marketing remark (1041 chars)

    Waterfront community directly on the Harris Chain of Lakes. The community has a beautiful clubhouse, storage for your boats or trailers, a very large marina of sorts with multiple covered boat sheds, and along the shoreline is another dock that is able to slip a few more boats. Currently, a waitlist for a slip although there are a lot of boat slips in this marina for future availability. Beautiful clubhouse, two pools-one is heated and a fitness center. This house will need some TLC and is being sold in As-Is condition. The yard is covered with mulch so very low maintenance, a really large living room, and a master bedroom/bath. Off of the living room is a nice sun porch then down a few steps to a storage area that can hold your washer and dryer. This 55+ Community is close to all shopping, located in the middle of one of the fastest-growing counties in Florida, and has many amenities for your future enjoyment. Pets are allowed up to 35 lbs, please reconfirm all deed restrictions/dock/storage and pet information with the HOA.

14. 2023-02-27
    listed $189,000 Active 1041-char remark

    Show marketing remark (1041 chars)

    Waterfront community directly on the Harris Chain of Lakes. The community has a beautiful clubhouse, storage for your boats or trailers, a very large marina of sorts with multiple covered boat sheds, and along the shoreline is another dock that is able to slip a few more boats. Currently, a waitlist for a slip although there are a lot of boat slips in this marina for future availability. Beautiful clubhouse, two pools-one is heated and a fitness center. This house will need some TLC and is being sold in As-Is condition. The yard is covered with mulch so very low maintenance, a really large living room, and a master bedroom/bath. Off of the living room is a nice sun porch then down a few steps to a storage area that can hold your washer and dryer. This 55+ Community is close to all shopping, located in the middle of one of the fastest-growing counties in Florida, and has many amenities for your future enjoyment. Pets are allowed up to 35 lbs, please reconfirm all deed restrictions/dock/storage and pet information with the HOA.

15. 1992-04-01
    soldstatus $71,100

ⓘ 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: $2,263 · $189/mo
• Projected year-2 tax: $2,263 · $189/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,079
• − Mortgage interest: −$10,923
• − Property taxes: −$2,263
• − Insurance: −$975
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$720
• − Depreciation: −$5,673
• Taxable loss: −$2,008
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $1,695/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Other Asian/Pacific 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+174.3% since first listed

15 events — show timeline

• 2026-04-30 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-12 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-27 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Price Changed $233,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Price Changed $235,500 Stellar MLS as Distributed by MLS Grid
• 2024-06-29 Listed $239,500 Stellar MLS as Distributed by MLS Grid
• 2023-07-26 Sold (Public Records) $168,500 Public Records
• 2023-06-27 Sold (MLS) $168,500 Stellar MLS as Distributed by MLS Grid
• 2023-05-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-30 Price Changed $173,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-12 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-21 Price Changed $184,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-27 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 1992-04-01 Sold (Public Records) $71,100 Public Records

Property tax history

+16.5%/yr

Latest (2025): $2,263 · -1.5% YoY. Source: county tax records.