211 Rue DE Paresse · Tavares, FL 32778

$112,000

2 bd · 2.0 ba · 872 sqft · Condo public records · 140 Days on market

Built 1974 $150/mo HOA · 9% 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 +9.8/10.0
• 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 MLS

Come check out this adorable manufactured home super close to the chain of lakes. This quaint, quiet community features a dock with access to the Harris Chain of Lakes. This home is immaculate and extremely well-kept. Featuring 2 bedrooms and 2 bathrooms, and a great view of the lake from the front porch. This won't last long. Super close to everything needed and comes fully furnished as well!

Key facts

• Newer roof
• Fresh interior paint
• New subflooring

Tags

• HARRIS CHAIN OF LAKES
• NEW SUBFLOORING
• LUXURY VINYL PLANK FLOORING
• NEWER ROOF
• NEW WINDOWS
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Furnished; Canal freshwater access (Dora Canal)
• Financial info: Total monthly fees $150, total annual fees $1,800; Property is homestead exempt
• HOA & community: Has HOA (Top Notch Management Services) with required monthly fee of $150 covering common area taxes, grounds maintenance, and water; Buyer approval required; Clubhouse; Community mailbox; Deed restrictions; Senior community; No pets allowed

Exterior

• Parking: Tandem carport; 2 carport spaces
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One story; Northwest facing; Pillar/Post/Pier foundation
• Construction: Metal frame and wood frame construction; Metal roof; Built as a single wide mobile home
• Exterior features: Storage; Workshop; Corner lot; City limits; Paved lot/road

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Propane heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Florida room; Storage
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $112k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 11 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 31% 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 $774 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $23k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 18% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.48% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.33%
• DSCR: 1.82
• GRM: 5.6

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $14,189
• Equity at exit: $16,700

10-year hold

• IRR: 21.2%
• Equity multiple: 2.89×
• Total profit: $59,316
• Equity at exit: $9,684

Cash invested: $31,360 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$587
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$47
• HOA: −$150
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $479

Break-even live

Break-even rent $1,054

Max offer price $112,000

Occupancy floor 66%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	24d	1	0.24mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	24d	1	0.28mi
1350 County Dr Tavares, FL	2.0	1.0	644	$1,150	$1.79	24d	1	0.64mi
701 N New Hampshire Ave Unit 4 Tavares, FL	2.0	1.0	672	$1,100	$1.64	24d	1	0.87mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	3d	1	0.89mi
822 N New Hampshire Ave Tavares, FL	1.0	1.0	600	$1,200	$2.00	24d	1	0.97mi
542 E Caroline St Tavares, FL	2.0	1.0	812	$1,400	$1.72	24d	1	1.07mi
1105 N Rockingham Ave Tavares, FL	2.0	2.0	806	$1,650	$2.05	5d	1	1.09mi
743 E Alfred St Tavares, FL	2.0	1.0	1000	$1,450	$1.45	24d	1	1.24mi
807 McLain Ct Tavares, FL	2.0	2.0	1104	$1,700	$1.54	16d	1	1.30mi
380 Dora Ave Tavares, FL	2.0	1.0	750	$1,399	$1.87	15d	1	1.32mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $112,000 Active 140 DOM
2. 2026-06-17
   days on market $112,000 Active 139 DOM
3. 2026-06-16
   days on market $112,000 Active 138 DOM
4. 2026-06-15
   days on market $112,000 Active 137 DOM
5. 2026-06-13
   days on market $112,000 Active 135 DOM
6. 2026-06-09
   days on market $112,000 Active 131 DOM
7. 2026-06-08
   days on market $112,000 Active 130 DOM
8. 2026-06-07
   days on market $112,000 Active 129 DOM
9. 2026-06-04
   days on market $112,000 Active 126 DOM
10. 2026-06-03
    days on market $112,000 Active 125 DOM
11. 2026-06-02
    days on market $112,000 Active 124 DOM
12. 2026-06-02
    days on market $112,000 Active 123 DOM
13. 2026-05-31
    days on market $112,000 Active 122 DOM
14. 2026-03-17
    price $112,000
15. 2026-02-25
    price $120,000
16. 2026-01-29
    listed $135,000 Active
17. 2023-04-28
    soldstatus $95,000
18. 2023-04-20
    soldstatus $95,000 Closed 396-char remark

    Show marketing remark (396 chars)

    Come check out this adorable manufactured home super close to the chain of lakes. This quaint, quiet community features a dock with access to the Harris Chain of Lakes. This home is immaculate and extremely well-kept. Featuring 2 bedrooms and 2 bathrooms, and a great view of the lake from the front porch. This won't last long. Super close to everything needed and comes fully furnished as well!

19. 2023-03-22
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Come check out this adorable manufactured home super close to the chain of lakes. This quaint, quiet community features a dock with access to the Harris Chain of Lakes. This home is immaculate and extremely well-kept. Featuring 2 bedrooms and 2 bathrooms, and a great view of the lake from the front porch. This won't last long. Super close to everything needed and comes fully furnished as well!

20. 2023-03-19
    listed $95,000 Active 396-char remark

    Show marketing remark (396 chars)

    Come check out this adorable manufactured home super close to the chain of lakes. This quaint, quiet community features a dock with access to the Harris Chain of Lakes. This home is immaculate and extremely well-kept. Featuring 2 bedrooms and 2 bathrooms, and a great view of the lake from the front porch. This won't last long. Super close to everything needed and comes fully furnished as well!

21. 2014-05-15
    soldstatus $39,000
22. 2012-05-22
    soldstatus $42,000
23. 2004-05-13
    soldstatus $23,500
24. 1991-12-01
    soldstatus $13,900

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$341/yr (+$28/mo · 58.0%)

ⓘ 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 ≥107°F today · 20 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: $19,929
• − Mortgage interest: −$6,274
• − Property taxes: −$588
• − Insurance: −$560
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − HOA: −$1,800
• − Depreciation: −$3,258
• Taxable income: $4,260
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $4,725/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

• Census place: Tavares, FL
• 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

+705.8% since first listed

11 events — show timeline

• 2026-03-17 Price Changed $112,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-28 Sold (Public Records) $95,000 Public Records
• 2023-04-20 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-19 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-15 Sold (Public Records) $39,000 Public Records
• 2012-05-22 Sold (Public Records) $42,000 Public Records
• 2004-05-13 Sold (Public Records) $23,500 Public Records
• 1991-12-01 Sold (Public Records) $13,900 Public Records

Property tax history

-0.4%/yr

Latest (2025): $588 · -1.1% YoY. Source: county tax records.