312 Deborah Ave · Leesburg, FL 34748

$192,999

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 36 Days on market

Built 1994 6,942 sqft lot Est $232k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. This is your chance to own a home with a natural color palette that will make you feel right at home. The fresh interior and exterior paint have been recently updated and provide a bright and inviting atmosphere. The flexible living space includes other rooms for whatever your needs may be. Out back, the fenced in backyard offers a sitting area perfect for enjoying the outdoors. This home is sure to fit all of your needs and provide a comfortable atmosphere for you to relax in. Don't miss out on this opportunity to own a great home!

Key facts

• Oversized corner lot
• New central ac heat
• New hot water heater

Tags

• OVERSIZED CORNER LOT
• PRIVATE FULLY FENCED BACKYARD
• NEW ROOF
• NEW STORM DOOR
• NEW CENTRAL AC HEAT
• NEW HOT WATER HEATER

Property features AI

Finance

• Other: Zoned R-1
• HOA & community: No HOA association indicated; Community street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available; Public utilities
• Home design: Single-family residence; One story; North-facing
• Construction: Block construction; Shingle roof; Block foundation; Built with durable block materials
• Exterior features: Sidewalk; Mature landscaping with oak trees; Landscaped lot; Corner lot; Level lot; Street dead-end; Paved surfaces

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Ice maker; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile; Tile flooring throughout
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Programmable thermostat; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $25 ($296/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 $146k (24.2% below list).
• Recommended offer: $146k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $146,283 (24.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $232,308
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2619 Berdetta St	0.50mi	3/1.0	984 (+1%)	12mo	$145,000	$147	64
2602 Western Way	0.43mi	2/1.0 (-1)	912 (-6%)	3mo	$235,000	$258	62
2202 Butler St	0.72mi	3/1.0	951 (-2%)	11mo	$198,000	$208	54
108 Oklahoma Ave	0.42mi	2/1.0 (-1)	920 (-5%)	18mo	$220,000	$239	52
104 Oklahoma Ave	0.40mi	2/1.0 (-1)	856 (-12%)	24mo	$215,000	$251	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-34,095
• Equity at exit: $28,777

10-year hold

• IRR: -16.9%
• Equity multiple: 0.17×
• Total profit: $-44,653
• Equity at exit: $16,687

Cash invested: $54,040 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $25

Break-even live

Break-even rent $1,432

Max offer price $192,999

Occupancy floor 93%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 N Lone Oak Dr Unit 1 Leesburg, FL	2.0	1.0	912	$1,250	$1.37	14d	1	0.61mi
1001 Crawford St Unit 1 Leesburg, FL	3.0	1.0	800	$1,100	$1.38	14d	1	0.62mi
1001 Crawford St Leesburg, FL	3.0	1.0	800	$1,100	$1.38	11d	1	0.62mi
2602 Houston Pl Leesburg, FL	2.0	2.0	960	$1,895	$1.97	5d	1	0.73mi
1009 Nebraska St Leesburg, FL	3.0	1.0	864	$1,850	$2.14	12d	1	0.73mi
1015 Beecher St Unit 1 Leesburg, FL	2.0	1.0	853	$1,100	$1.29	23d	1	0.91mi
1013 Beecher St Unit 1 Leesburg, FL	3.0	1.0	900	$1,250	$1.39	21d	1	0.92mi
1801 Center St Unit 2 Leesburg, FL	2.0	1.0	754	$1,300	$1.72	23d	1	0.97mi
822 S Lone Oak Dr Unit B Leesburg, FL	2.0	1.0	900	$1,195	$1.33	23d	1	1.07mi
1711 Birchwood Cir Unit 2 Leesburg, FL	2.0	1.0	770	$900	$1.17	23d	1	1.13mi
200 S Moss St Leesburg, FL	3.0	2.0	968	$1,500	$1.55	23d	1	1.15mi
1223 Pamela St Leesburg, FL	2.0	1.0	894	$1,399	$1.56	23d	1	1.33mi
1419 Hill St Leesburg, FL	2.0	1.0	840	$1,120	$1.33	23d	1	1.36mi
1415 Hill St Leesburg, FL	2.0	1.0	1000	$1,150	$1.15	23d	1	1.37mi
1411 Hill St Leesburg, FL	2.0	1.0	1000	$1,150	$1.15	23d	1	1.37mi
1 Herald Dr Leesburg, FL	2.0	1.0–1.5	970	$1,524	$1.57	5d	4	1.43mi

Listing history 10 events

1. 2026-05-19
   status Pending
2. 2026-05-01
   price $192,999
3. 2026-04-13
   listed $215,000 Active
4. 2023-07-25
   soldstatus $210,000 Closed 586-char remark

   Show marketing remark (586 chars)

   One or more photo(s) has been virtually staged. This is your chance to own a home with a natural color palette that will make you feel right at home. The fresh interior and exterior paint have been recently updated and provide a bright and inviting atmosphere. The flexible living space includes other rooms for whatever your needs may be. Out back, the fenced in backyard offers a sitting area perfect for enjoying the outdoors. This home is sure to fit all of your needs and provide a comfortable atmosphere for you to relax in. Don't miss out on this opportunity to own a great home!

5. 2023-06-24
   status Pending 586-char remark

   Show marketing remark (586 chars)

   One or more photo(s) has been virtually staged. This is your chance to own a home with a natural color palette that will make you feel right at home. The fresh interior and exterior paint have been recently updated and provide a bright and inviting atmosphere. The flexible living space includes other rooms for whatever your needs may be. Out back, the fenced in backyard offers a sitting area perfect for enjoying the outdoors. This home is sure to fit all of your needs and provide a comfortable atmosphere for you to relax in. Don't miss out on this opportunity to own a great home!

6. 2023-06-22
   listed $210,000 Active 586-char remark

   Show marketing remark (586 chars)

   One or more photo(s) has been virtually staged. This is your chance to own a home with a natural color palette that will make you feel right at home. The fresh interior and exterior paint have been recently updated and provide a bright and inviting atmosphere. The flexible living space includes other rooms for whatever your needs may be. Out back, the fenced in backyard offers a sitting area perfect for enjoying the outdoors. This home is sure to fit all of your needs and provide a comfortable atmosphere for you to relax in. Don't miss out on this opportunity to own a great home!

7. 2023-06-12
   soldstatus $193,429
8. 2013-08-12
   soldstatus $77,000
9. 2013-08-08
   soldstatus $77,000 488-char remark

   Show marketing remark (488 chars)

   This quaint 3 bedroom 1 bath home looks brand new! Pride in ownership shows throughout as you enter into a spacious living room. Dark hardwood floors gleam throughout the home, plently of storage and lots of closet space. Dining room open to the kitchenand living area with lots of windows adding tons of natural light. New roof was put on in 2007. Come see this home, quietly sitting on a large corner lot surrounded by large oaks- ideal for that shade in the summer - close to shopping!

10. 2013-03-04
    listed $83,500 488-char remark

    Show marketing remark (488 chars)

    This quaint 3 bedroom 1 bath home looks brand new! Pride in ownership shows throughout as you enter into a spacious living room. Dark hardwood floors gleam throughout the home, plently of storage and lots of closet space. Dining room open to the kitchenand living area with lots of windows adding tons of natural light. New roof was put on in 2007. Come see this home, quietly sitting on a large corner lot surrounded by large oaks- ideal for that shade in the summer - close to shopping!

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $1,602 · $133/mo
• Expected delta: +$1,140/yr (+$95/mo · 246.9%)

ⓘ 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 · 21 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: $17,554
• − Mortgage interest: −$10,811
• − Property taxes: −$462
• − Insurance: −$965
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$5,615
• Taxable loss: −$3,107
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $1,041/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

• Census place: Leesburg, FL
• 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

+131.1% since first listed

10 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $192,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-25 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-22 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-12 Sold (Public Records) $193,429 Public Records
• 2013-08-12 Sold (Public Records) $77,000 Public Records
• 2013-08-08 Sold (MLS) $77,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-04 Listed $83,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $462 · +1.2% YoY. Source: county tax records.