410 Hawthorne Blvd · Leesburg, FL 34748

$124,500

2 bd · 2.0 ba · 1,152 sqft · Condo public records · 57 Days on market

Built 1975 $397/mo HOA · 25% of rent

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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 +16.3/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2-bedroom, 2-bath home offering comfort, efficiency, and numerous quality upgrades throughout. The main home features Energy Star dual-glazed windows, a Carrier energy-efficient air conditioning system (2017), and updated R6 flex ductwork (2020), providing enhanced comfort and lower utility costs. Step inside to find laminate flooring throughout, including the Florida room, with carpet in the living and dining areas that can be easily removed if desired—laminate underneath remains undamaged. The subfloor has been reinforced with plywood for added durability and peace of mind. The spacious Florida room is under heat and air, creating the perfect s

Key facts

• Laminate flooring
• Enclosed screen room
• 5,398 sq ft lot

Tags

• UPDATED R6 FLEX DUCTWORK
• LAMINATE FLOORING
• REINFORCED PLYWOOD SUBFLOOR
• SPACIOUS FLORIDA ROOM
• ENCLOSED SCREEN ROOM
• LARGE WALK-IN CLOSETS

Property features AI

Finance

• Other: Unfurnished; Directions: Hwy 27 south of Leesburg to Hawthorne entrance (show ID at gate) to first right on Hawthorne Blvd
• Financial info: Total annual HOA/association fees $4,764
• HOA & community: Has HOA (monthly fee $397); HOA includes 24-hour guard, cable TV, pool, grounds maintenance, management, recreation facilities, sewer and water; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts, shuffleboard, spa/hot tub, sauna, trails, storage, wheelchair access; Senior community; pets not allowed

Exterior

• Parking: Carport (1 space)
• Security: Gated community with 24-hour guard (included in HOA)
• Utilities: Private water source; Private sewer; Cable available and connected; Electricity available and connected; Phone available; Underground utilities; Water and sewer available and connected
• Home design: Residential mobile home; Double wide; One story; Faces northwest; Crawlspace foundation
• Construction: Metal siding and frame construction; Membrane roof
• Exterior features: Awnings; Private mailbox; Rain gutters; Sliding doors; Outdoor storage; Irrigation equipment; Paved road access; Water access to lake/chain of lakes and marina

Interior

• Kitchen: Range; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Thermostat; Walk-in closet(s); Window treatments; Water filtration system
• Laundry & utility: Washer included; Electric water heater; Laundry area located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $68 ($811/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.5% in Leesburg — 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 62/100 on livability (#751 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities 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 soft (-0.9%/yr); 783 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/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 $861 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: HOA is 25% of rent.
• 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 $120,765 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1975 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.42×
• Total profit: $-20,310
• Equity at exit: $18,563

10-year hold

• IRR: -19.3%
• Equity multiple: 0.16×
• Total profit: $-29,250
• Equity at exit: $10,764

Cash invested: $34,860 (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 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 783
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$52
• HOA: −$397
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $68

Break-even live

Break-even rent $1,506

Max offer price $124,500

Occupancy floor 91%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5440 Rosewall Cir Leesburg, FL	2.0	2.0	1200	$1,950	$1.62	5d	1	1.42mi

HOA detail condo

• Monthly dues: $397 · $4,764/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $124,500 Active 57 DOM
2. 2026-06-17
   days on market $124,500 Active 56 DOM
3. 2026-06-16
   days on market $124,500 Active 55 DOM
4. 2026-06-15
   days on market $124,500 Active 54 DOM
5. 2026-06-13
   days on market $124,500 Active 52 DOM
6. 2026-06-09
   days on market $124,500 Active 48 DOM
7. 2026-06-08
   days on market $124,500 Active 47 DOM
8. 2026-06-07
   days on market $124,500 Active 46 DOM
9. 2026-06-04
   days on market $124,500 Active 43 DOM
10. 2026-06-03
    days on market $124,500 Active 42 DOM
11. 2026-06-02
    days on market $124,500 Active 41 DOM
12. 2026-06-01
    days on market $124,500 Active 40 DOM
13. 2026-05-31
    days on market $124,500 Active 39 DOM
14. 2026-04-22
    listed $124,500 Active
15. 2026-04-19
    historical
16. 2026-04-10
    listed $124,500 Active

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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 ≥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: $19,096
• − Mortgage interest: −$6,974
• − Property taxes: −$1,054
• − Insurance: −$622
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − HOA: −$4,764
• − Depreciation: −$3,622
• Taxable loss: −$996
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,049/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 — Leesburg

• Score: 62/100
• State rank: #751
• US rank: #16429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,095
• Household income: $58,192
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1745.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -88.97%
• Current HPI: 262.1766
• Rent YoY: ▼ -0.95%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-22 Listed $124,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $124,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+25.5%/yr

Latest (2025): $1,054 · +4.5% YoY. Source: county tax records.