14742 Mandarin St · Tavares, FL 32778

$149,000

2 bd · 1.5 ba · 1,324 sqft · Manufactured public records · 37 Days on market

Built 1971 5,795 sqft lot $35/mo HOA · 2% of rent

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• 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

One or more photo(s) has been virtually staged. This move-in-ready home recently updated in the heart of Tavares, where comfort, convenience, and lake life living come together. Home updates include all-new drywall, fresh interior paint, new flooring throughout, and a completely redesigned kitchen and bathroom. The home offers 2 bedrooms, 1.5 baths, plus a versatile bonus room with a closet, perfect for a third bedroom, home office, or flex space to fit your needs. Enjoy peaceful views of Lake Dora right from your living room, or unwind in the Florida room overlooking the Lake and community dock, ideal for soaking in those signature Central Florida sunsets. The exterior has been freshly pr

Key facts

• Mature fruit trees
• Florida room
• Redesigned bathroom

Tags

• UPDATED KITCHEN
• REDESIGNED BATHROOM
• FLORIDA ROOM
• COMMUNITY DOCK ACCESS
• MATURE FRUIT TREES
• ABUNDANT STORAGE

Property features AI

Finance

• Other: Lot approximately 0.13 acre (0 to less than 1/4 acre); Paved road access; Water view of a chain of lakes with lake access
• Financial info: Total monthly fees $35; total annual fees $420
• HOA & community: Has HOA (Fred Kohler) with a $35 monthly fee; Association amenities include a clubhouse; Senior community; Pets allowed

Exterior

• Parking: No parking details provided
• Utilities: Public water; Septic tank; Public utilities
• Home design: Residential mobile home (single wide); One level; Faces south
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as single wide mobile home
• Exterior features: Hurricane shutters; Irrigation equipment

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed; Range
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 38% 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 $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $149k implies a 308% gain — meaningful room to come down on a strong offer.

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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 6.1

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: 11.4%
• Equity multiple: 1.46×
• Total profit: $19,134
• Equity at exit: $22,216

10-year hold

• IRR: 21.2%
• Equity multiple: 2.89×
• Total profit: $78,642
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,029 high
• Mortgage (P&I): −$781
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$62
• HOA: −$35
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $646

Break-even live

Break-even rent $1,212

Max offer price $149,000

Occupancy floor 63%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 E Alfred St Unit 200 Tavares, FL	2.0	1.5	1000	$2,000	$2.00	18d	1	0.11mi
743 E Alfred St Tavares, FL	2.0	1.0	1000	$1,450	$1.45	24d	1	0.51mi
807 McLain Ct Tavares, FL	2.0	2.0	1104	$1,700	$1.54	16d	1	0.58mi
1003 Dora Ave Tavares, FL	3.0	3.5	1680	$2,400	$1.43	15d	1	0.64mi
1003 Dora Ave Unit A Tavares, FL	3.0	3.5	1788	$2,400	$1.34	24d	1	0.64mi
2741 Grand Central Ave Tavares, FL	3.0	2.0	1690	$2,276	$1.35	5d	1	0.67mi
2213 Merry Rd Tavares, FL	3.0	2.0	1596	$1,990	$1.25	4d	1	0.68mi
1108 Longville Cir Tavares, FL	3.0	2.0	1585	$2,150	$1.36	5d	1	0.75mi
2551 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,081	$1.40	16d	1	0.80mi
2533 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,100	$1.42	3d	1	0.81mi
814 N Saint Clair Abrams Ave Tavares, FL	3.0	2.0	1872	$1,275	$0.68	24d	1	0.92mi
1632 Tudor Ln Unit 1632 Tavares, FL	2.0	2.0	1047	$1,595	$1.52	18d	1	0.99mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 15 events

1. 2026-06-18
   days on market $149,000 Active 37 DOM
2. 2026-06-17
   days on market $149,000 Active 36 DOM
3. 2026-06-16
   days on market $149,000 Active 35 DOM
4. 2026-06-15
   days on market $149,000 Active 34 DOM
5. 2026-06-13
   days on market $149,000 Active 32 DOM
6. 2026-06-09
   days on market $149,000 Active 28 DOM
7. 2026-06-08
   days on market $149,000 Active 27 DOM
8. 2026-06-07
   days on market $149,000 Active 26 DOM
9. 2026-06-04
   days on market $149,000 Active 23 DOM
10. 2026-06-03
    days on market $149,000 Active 22 DOM
11. 2026-06-02
    days on market $149,000 Active 21 DOM
12. 2026-06-01
    days on market $149,000 Active 20 DOM
13. 2026-05-31
    days on market $149,000 Active 19 DOM
14. 2026-05-12
    listed $149,000 Active
15. 1981-02-01
    soldstatus $36,500

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$291/yr (+$24/mo · 30.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $24,350
• − Mortgage interest: −$8,346
• − Property taxes: −$946
• − Insurance: −$745
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − HOA: −$420
• − Depreciation: −$4,335
• Taxable income: $5,662
• Est. tax owed @ 24.0%: −$1,359
• After-tax cash flow: $6,390/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

+308.2% since first listed

2 events — show timeline

• 2026-05-12 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 1981-02-01 Sold (Public Records) $36,500 Public Records

Property tax history

+20.4%/yr

Latest (2025): $946 · +3.9% YoY. Source: county tax records.