1726 Hilton Head Blvd · Lady Lake, FL 32159

$224,900

2 bd · 2.0 ba · 1,092 sqft · Manufactured public records · 1 Days on market

Built 1987 5,400 sqft lot Est $244k · 8% under

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Why this score? — see what drove the D+ 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 +13.6/30.0
• ARV discount +10.9/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TURNKEY. Inventory includes 2006 Par Car electric with upgraded seats and new battery, a 42" flat screen TV. THIS LOVELY PROPERTY HAS BEEN TOTALLY RENOVATED. It even has a goft cart garage, laundry room with extended storage! Upgrades include landscaping, all appliances, roof, electric water heater, wooden deck overlooking golf course, the 11th hole of orange Blossom Gardens, Sun Seeker awning over the wooden deck, retractable screen door in the eat in kitchen, all windows and doors have been replaced, windows are double pane and have lifetime warranty, solar tubes in guest bathroom and kitchen, laminate floor through out with carpets in bedrooms, 2nd bath shower has new shower pan liner with 2 shelves, 2 grab bars and retractable seat, instant hot water faucet in kitchen sink, expanded driveway and more.

Key facts

• Custom chefs kitchen
• Hvac
• Solar tubes

Tags

• CUSTOM CHEFS KITCHEN
• SOLAR TUBES
• COMPOSITION ROOF
• HVAC
• REMODELED BATHROOMS
• NEW WINDOWS

Property features AI

Finance

• Other: Turnkey / furnished; No lease restrictions; Lot approximately 0.12 acre (60 x 90)
• Financial info: CDD present; Homestead exemption present
• HOA & community: Community mailbox; Deed restrictions; Dog park; Fitness center; Golf carts allowed; Golf course; Pool; Tennis courts; Street lights; Senior community; Cats and dogs allowed; Irrigation with reclaimed water

Exterior

• Parking: Driveway; Golf cart garage; 1-car carport
• Security: Smoke detector(s)
• Utilities: Electricity connected; Public water connected; Public sewer (connected); Underground utilities; Sprinkler uses reclaimed water
• Home design: Manufactured home (double wide); One story; Entry level: 1; Faces southeast; Completed condition; Accessible features including ramp, accessible bedroom, closets, common areas and doors
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Rear porch; Screened porch; Side porch; Rain gutters; Shade shutters; Sliding doors; Storage; Irrigation equipment; Trees and landscaped yard; Historic district lot; Paved lot; Asphalt road (publicly maintained)

Interior

• Kitchen: Convection oven; Cooktop; Microwave; Dishwasher; Disposal; Freezer; Ice maker; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Vaulted ceilings; Living room/dining room combo; Thermostat; Walk-in closets; Window treatments; Blinds; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric dryer hookup; Laundry room; Outside laundry access; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $11 ($128/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 $179k (20.2% below list).
• Recommended offer: $179k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.1% in Lady Lake — 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 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; 15 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).
• This rent runs 37% of the median local income ($59k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $150k; 50% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,359 (20.2% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $243,516
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Orchid St	0.15mi	2/2.0	1,040 (-5%)	3mo	$260,000	$250	82
726 Orchid St	0.25mi	2/2.0	1,040 (-5%)	5mo	$205,000	$197	76
813 Saint Andrews Blvd	0.21mi	2/2.0	1,191 (+9%)	6mo	$152,000	$128	70
1620 W Schwartz Blvd	0.66mi	2/2.0	1,008 (-8%)	0mo	$225,000	$223	56

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-33,949
• Equity at exit: $33,533

10-year hold

• IRR: -4.9%
• Equity multiple: 0.67×
• Total profit: $-21,077
• Equity at exit: $19,445

Cash invested: $62,972 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$133 /mo · $1,598/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $11

Break-even live

Break-even rent $1,780

Max offer price $224,900

Occupancy floor 94%

Sensitivity live

Price	-10% $138	-5% $74	+0% $11	+5% $-53	+10% $-117
Rent	-10% $-131	-5% $-60	+0% $11	+5% $82	+10% $152
Rate	-1.0pp $124	-0.5pp $68	base $11	+0.5pp $-48	+1.0pp $-107

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	25d	1	0.14mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	25d	1	0.17mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	25d	1	0.30mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	4d	1	0.43mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	25d	1	0.56mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	25d	1	0.61mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	23d	36	0.77mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	23d	38	0.79mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	25d	1	0.83mi
17472 SE 121st Cir Summerfield, FL	3.0	2.0	1330	$1,950	$1.47	15d	1	0.97mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	25d	1	1.03mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	25d	1	1.23mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	25d	1	1.36mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	14d	1	1.44mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	23d	1	1.49mi

Listing history 2 events

1. 2026-06-21
   remarks 693-char remark
2. 2026-06-21
   listed $224,900 Active 1 DOM

ⓘ 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: $1,598 · $133/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$269/yr (+$22/mo · 16.8%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,523
• − Mortgage interest: −$12,598
• − Property taxes: −$1,598
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$6,543
• Taxable loss: −$3,783
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $1,036/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

Price history

+301.6% since first listed

9 events — show timeline

• 2026-06-20 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Sold (Public Records) $150,000 Public Records
• 2013-10-07 Sold (Public Records) $134,900 Public Records
• 2013-09-26 Sold (MLS) $134,900 Stellar MLS as Distributed by MLS Grid
• 2013-04-01 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-22 Sold (Public Records) $115,500 Public Records
• 2002-03-19 Sold (Public Records) $81,500 Public Records
• 1999-12-23 Sold (Public Records) $65,000 Public Records
• 1994-05-17 Sold (Public Records) $56,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,598 · +21.2% YoY. Source: county tax records.