11600 Magnolia Ave · Tavares, FL 32778

$170,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 219 Days on market

Built 1978 5,940 sqft lot $25/mo HOA · 1% 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Wonderfully furnished two bedroom - 2 bath home located in desirable Imperial Terrace, and located just minutes from downtown Tavares. This home is ready for you to call home, just bring your toothbrushes and clothes! Imperial Terrace is a 55+ community with a ton of stuff to do. Tucked in between Lake Harris and Lake Eustis, with lake access, you will never be bored with the amount of activities the community has to offer. In this golf cart community, you will be just a short drive to the clubhouse and pool. Relax and make new friends, or invite some old ones. In this home you will find an open living area, with a family room. The primary bedroom includes two closet spaces, with one of them being a walk in closet. The flooring is just a few years old, and there is enough room for a few cars and your golf cart. Priced just right, and you own the lot, call your agent today to come take a look! (Room sizes are approximate and should be verified)

Key facts

• New panel box
• New flooring
• Ceiling fans

Tags

• NEW FLOORING
• FRESHLY PAINTED ROOMS
• LAMINATE KITCHEN COUNTERS
• KITCHEN CABINETS
• CEILING FANS
• NEW PANEL BOX

Property features AI

Finance

• Other: Total living area about 1,344 (public records); Lot approximately 0.14 acres; Universal property identifier on file
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly $25; annual $300); Association requires approval; Association amenities: clubhouse, pool, spa/hot tub; Partially furnished; Senior community; Pets allowed (cats and dogs); Golf carts OK

Exterior

• Parking: Driveway; Carport with 2 spaces
• Utilities: Public water (also canal/lake irrigation available); Septic tank; Electricity available and connected; Cable available and connected; Sprinkler meter; Water connected
• Home design: Manufactured double wide home; One level; North-facing
• Construction: Metal frame construction; Vinyl siding; Membrane roof; Crawlspace foundation; Built on or before public records indicate (manufactured home)
• Exterior features: Screened patio/porch; Awnings; Private mailbox; Rain gutters; Sidewalk; Metered sprinkler; Storage; Chain link fencing; Landscaped lot; Private lot; Paved road access

Interior

• Kitchen: Built-in oven; Cooktop; Exhaust fan; Microwave; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Thermostat; Florida room
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $583
• Equity at exit: $25,348

10-year hold

• IRR: 11.0%
• Equity multiple: 1.90×
• Total profit: $42,656
• Equity at exit: $14,698

Cash invested: $47,600 (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: 501
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$891
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$71
• HOA: −$25
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $410

Break-even live

Break-even rent $1,403

Max offer price $170,000

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4721 Treasure Cay Rd Tavares, FL	3.0	2.0	1372	$2,000	$1.46	14d	1	0.37mi
4567 Barbuda Dr Tavares, FL	3.0	2.0	1362	$2,150	$1.58	23d	1	0.42mi
4950 Marsh Harbor Dr Tavares, FL	3.0	2.0	1227	$2,050	$1.67	3d	1	0.43mi
615 Juniper Way Tavares, FL	3.0	2.0	1209	$1,900	$1.57	17d	1	0.65mi
3224 Manatee Rd Tavares, FL	3.0	2.0	1568	$1,600	$1.02	4d	1	0.67mi
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	23d	1	1.03mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	21d	1	1.05mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	2d	1	1.16mi
465 Oak Dr Tavares, FL	3.0	3.0	1550	$1,750	$1.13	23d	1	1.41mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	23d	1	1.41mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 219 DOM
2. 2026-06-17
   days on market $170,000 Active 218 DOM
3. 2026-06-16
   days on market $170,000 Active 217 DOM
4. 2026-06-15
   days on market $170,000 Active 216 DOM
5. 2026-06-13
   days on market $170,000 Active 214 DOM
6. 2026-06-09
   days on market $170,000 Active 210 DOM
7. 2026-06-08
   days on market $170,000 Active 209 DOM
8. 2026-06-07
   days on market $170,000 Active 208 DOM
9. 2026-06-04
   days on market $170,000 Active 205 DOM
10. 2026-06-03
    days on market $170,000 Active 204 DOM
11. 2026-06-02
    days on market $170,000 Active 203 DOM
12. 2026-06-02
    days on market $170,000 Active 202 DOM
13. 2026-05-31
    days on market $170,000 Active 201 DOM
14. 2025-11-10
    listed $170,000 Active
15. 2024-01-18
    soldstatus $189,900
16. 2024-01-16
    soldstatus $189,900 Closed 957-char remark

    Show marketing remark (957 chars)

    Wonderfully furnished two bedroom - 2 bath home located in desirable Imperial Terrace, and located just minutes from downtown Tavares. This home is ready for you to call home, just bring your toothbrushes and clothes! Imperial Terrace is a 55+ community with a ton of stuff to do. Tucked in between Lake Harris and Lake Eustis, with lake access, you will never be bored with the amount of activities the community has to offer. In this golf cart community, you will be just a short drive to the clubhouse and pool. Relax and make new friends, or invite some old ones. In this home you will find an open living area, with a family room. The primary bedroom includes two closet spaces, with one of them being a walk in closet. The flooring is just a few years old, and there is enough room for a few cars and your golf cart. Priced just right, and you own the lot, call your agent today to come take a look! (Room sizes are approximate and should be verified)

17. 2023-11-18
    status Pending 957-char remark

    Show marketing remark (957 chars)

    Wonderfully furnished two bedroom - 2 bath home located in desirable Imperial Terrace, and located just minutes from downtown Tavares. This home is ready for you to call home, just bring your toothbrushes and clothes! Imperial Terrace is a 55+ community with a ton of stuff to do. Tucked in between Lake Harris and Lake Eustis, with lake access, you will never be bored with the amount of activities the community has to offer. In this golf cart community, you will be just a short drive to the clubhouse and pool. Relax and make new friends, or invite some old ones. In this home you will find an open living area, with a family room. The primary bedroom includes two closet spaces, with one of them being a walk in closet. The flooring is just a few years old, and there is enough room for a few cars and your golf cart. Priced just right, and you own the lot, call your agent today to come take a look! (Room sizes are approximate and should be verified)

18. 2023-11-14
    listed $189,900 Active 957-char remark

    Show marketing remark (957 chars)

    Wonderfully furnished two bedroom - 2 bath home located in desirable Imperial Terrace, and located just minutes from downtown Tavares. This home is ready for you to call home, just bring your toothbrushes and clothes! Imperial Terrace is a 55+ community with a ton of stuff to do. Tucked in between Lake Harris and Lake Eustis, with lake access, you will never be bored with the amount of activities the community has to offer. In this golf cart community, you will be just a short drive to the clubhouse and pool. Relax and make new friends, or invite some old ones. In this home you will find an open living area, with a family room. The primary bedroom includes two closet spaces, with one of them being a walk in closet. The flooring is just a few years old, and there is enough room for a few cars and your golf cart. Priced just right, and you own the lot, call your agent today to come take a look! (Room sizes are approximate and should be verified)

19. 2000-05-10
    soldstatus $45,000
20. 1992-10-01
    soldstatus $49,500
21. 1990-05-01
    soldstatus $45,000
22. 1984-07-01
    soldstatus $50,000

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,457 · $121/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 3/10 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: $23,064
• − Mortgage interest: −$9,523
• − Property taxes: −$1,457
• − Insurance: −$850
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$300
• − Depreciation: −$4,945
• Taxable income: $2,299
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $4,364/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

• 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

+240.0% since first listed

9 events — show timeline

• 2025-11-10 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-18 Sold (Public Records) $189,900 Public Records
• 2024-01-16 Sold (MLS) $189,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-14 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2000-05-10 Sold (Public Records) $45,000 Public Records
• 1992-10-01 Sold (Public Records) $49,500 Public Records
• 1990-05-01 Sold (Public Records) $45,000 Public Records
• 1984-07-01 Sold (Public Records) $50,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,457 · -31.1% YoY. Source: county tax records.