Zion Plan · Lady Lake, FL 32159

$320,000

4 bd · 3.0 ba · 2,387 sqft · SingleFamily · 303 Days on market

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Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Open first floor creates a unified living space with a large great room that overlooks the kitchen and dining area. Upstairs loft can be used to best fit your family's needs and tech area is perfect for a home office.

Key facts

• Upstairs loft
• First floor
• Great room

Tags

• FIRST FLOOR
• GREAT ROOM
• KITCHEN AND DINING AREA
• UPSTAIRS LOFT
• TECH AREA
• HOME OFFICE

Property features AI

Finance

• Financial info: List price $341,324

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Zion floor plan; New construction plan
• Exterior features: Address: 707 Sunshower Dr, Lady Lake, FL 32159

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open plan living area (2,387 total living area)

🏗️ New construction. The $320,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $365,211.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (12.7% below list).
• Recommended offer: $279k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in Lady Lake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#457 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: The Villages Elementary of Lady Lake School (math 63% / reading 61%, grade B, #608 of 2,144 statewide, top 29%, 761 students, 61% FRL); Carver Middle School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 837 students, 65% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 586 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,795/mo this rent would consume 57% of the median local household income ($59k/yr) (locally 1047% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 303 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,496 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.71%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $365,211
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Sunshower Dr	0.04mi	4/3.0	2,417 (+1%)	9mo	$399,000	$165	89
862 Sunshower Dr	0.27mi	4/3.0	2,417 (+1%)	0mo	$312,990	$129	85
858 Sunshower Dr	0.27mi	3/2.5 (-1)	2,281 (-4%)	4mo	$299,990	$132	69
839 Sunshower Dr	0.29mi	4/3.0	2,631 (+10%)	4mo	$359,000	$136	66
708 Sunshower Dr	0.17mi	4/2.0	2,110 (-12%)	9mo	$416,143	$197	61
998 Swamp Chestnut Loop	0.44mi	4/3.0	2,110 (-12%)	2mo	$322,990	$153	59

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.25×
• Total profit: $-76,330
• Equity at exit: $54,454

10-year hold

• IRR: -12.7%
• Equity multiple: 0.22×
• Total profit: $-79,939
• Equity at exit: $31,577

Cash invested: $102,259 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 586
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,795 medium
• Mortgage (P&I): −$1,915
• Tax est. 1.5%: −$457 /mo · $5,478/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-316

Break-even live

Break-even rent $3,195

Max offer price $319,504

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-190	+0% $-316	+5% $-442	+10% $-568
Rent	-10% $-537	-5% $-426	+0% $-316	+5% $-205	+10% $-95
Rate	-1.0pp $-132	-0.5pp $-223	base $-316	+0.5pp $-411	+1.0pp $-507

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: $91,303
• Closing costs: $10,956
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1252 Vanderway Ln Lady Lake, FL	3.0–4.0	2.0	1698	$2,418	$1.42	6d	1	1.34mi
93 Palermo Pl Lady Lake, FL	3.0	2.5	2590	$2,900	$1.12	25d	1	1.39mi
214 Palermo Pl Lady Lake, FL	3.0	2.0	2452	$3,500	$1.43	25d	1	1.43mi
1205 Bower Ln Lady Lake, FL	3.0	2.0	1866	$2,750	$1.47	25d	1	1.49mi

Listing history 14 events

1. 2026-06-21
   days on market $320,000 Active 303 DOM
2. 2026-06-18
   days on market $320,000 Active 300 DOM
3. 2026-06-17
   days on market $320,000 Active 299 DOM
4. 2026-06-16
   days on market $320,000 Active 298 DOM
5. 2026-06-15
   days on market $320,000 Active 297 DOM
6. 2026-06-13
   days on market $320,000 Active 295 DOM
7. 2026-06-09
   days on market $320,000 Active 291 DOM
8. 2026-06-08
   days on market $320,000 Active 290 DOM
9. 2026-06-07
   days on market $320,000 Active 289 DOM
10. 2026-06-04
    days on market $320,000 Active 286 DOM
11. 2026-06-03
    days on market $320,000 Active 285 DOM
12. 2026-06-02
    days on market $320,000 Active 284 DOM
13. 2026-06-02
    days on market $320,000 Active 283 DOM
14. 2026-05-31
    days on market $320,000 Active 282 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,540
• − Mortgage interest: −$20,457
• − Property taxes: −$5,478
• − Insurance: −$1,826
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$10,624
• Taxable loss: −$10,213
• Est. tax savings @ 24.0%: +$2,451
• After-tax cash flow: $-1,339/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 — Lady Lake

• Score: 69/100
• State rank: #457
• US rank: #8302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lady Lake, FL
• County: Lake County · 364,602 people
• City population: 32,107
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• 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