887 Sunshower Dr · Lady Lake, FL 32159

$265,000

3 bd · 2.0 ba · 1,483 sqft · SingleFamily · 147 Days on market

Built 2025 Excellent condition 5,400 sqft lot 2-car garage $179/sqft · 8% below area Est $290k · 8% under $134/mo HOA · 6% 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).

• ARV discount +11.3/15.0
• Cash flow +7.6/30.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand new, energy-efficient home available NOW! Configure the flex room in the front of the home to an at home office space or hobby space. Past the foyer, the open kitchen flows to the dining space, great room and outside patio. Private primary suite offers a spacious area to relax. Now selling from the high $200s, The Reserve at Hammock Oaks Classic Series offers new single-family homes in Lady Lake, FL. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• 5,400 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-749 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (40.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (21.5% below list).
• Recommended offer: $157k (40.9% below list) — sets the bar for cash-flow.

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); 822 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 43% 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 $8k 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 147 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,655 (40.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 0.78% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• GRM: 10.6

CMA / ARV

• ARV (median comp): $289,569
• List price: $265,000
• Delta: -8.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Sunshower Dr	0.07mi	3/2.0	1,483 (0%)	2mo	$270,920	$183	96
803 Sunshower Dr	0.13mi	3/2.0	1,483 (0%)	1mo	$253,800	$171	93
883 Sunshower Dr	0.00mi	4/2.0 (+1)	1,607 (+8%)	2mo	$276,804	$172	80
815 Sunshower Dr	0.10mi	4/2.0 (+1)	1,607 (+8%)	2mo	$274,000	$171	75
835 Sunshower Dr	0.06mi	3/2.0	1,269 (-14%)	1mo	$249,784	$197	72
875 Sunshower Dr	0.00mi	3/2.0	1,269 (-14%)	6mo	$242,000	$191	71
870 Sunshower Dr	0.08mi	4/2.0 (+1)	1,316 (-11%)	8mo	$259,990	$198	66
879 Shumard Way	0.09mi	4/2.0 (+1)	1,675 (+13%)	7mo	$264,991	$158	63
187 Olanta Dr	0.72mi	3/2.0	1,572 (+6%)	1mo	$365,000	$232	55
570 Hammock Oaks Blvd	0.72mi	2/2.0 (-1)	1,434 (-3%)	2mo	$380,000	$265	55
720 Sunshower Dr	0.36mi	4/2.0 (+1)	1,625 (+10%)	11mo	$359,000	$221	53
1357 Fort Lawn Loop	0.68mi	3/2.0	1,392 (-6%)	22mo	$310,000	$223	40

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: -36.7%
• Equity multiple: -0.19×
• Total profit: $-88,076
• Equity at exit: $39,512

10-year hold

• IRR: -41.3%
• Equity multiple: -0.72×
• Total profit: $-127,449
• Equity at exit: $22,912

Cash invested: $74,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 44 active · 24 under contract
• Months of supply: 13.2 mo (8%/mo absorbed)
• Median asking: $313,970 ($195/sqft)
• Median days on market: 188 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +0.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 822
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$134
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-749

Break-even live

Break-even rent $3,028

Max offer price $156,655

Occupancy floor —

Sensitivity live

Price	-10% $-566	-5% $-657	+0% $-749	+5% $-840	+10% $-932
Rent	-10% $-913	-5% $-831	+0% $-749	+5% $-667	+10% $-584
Rate	-1.0pp $-615	-0.5pp $-681	base $-749	+0.5pp $-817	+1.0pp $-887

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: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Fort Lawn Loop The Villages, FL	2.0	2.0	1392	$4,500	$3.23	6d	1	0.73mi
1220 Turtle Island Rd Lady Lake, FL	3.0	2.0	1504	$2,000	$1.33	119d	1	0.91mi
1240 Pageland Way The Villages, FL	2.0	2.0	1100	$2,400	$2.18	116d	1	0.92mi
1206 Port Blue Way Lady Lake, FL	3.0	2.5	1624	$1,950	$1.20	9d	1	0.97mi
1200 Port Blue Way Lady Lake, FL	3.0	2.5	1624	$1,975	$1.22	85d	1	0.97mi
1188 Port Blue Way Lady Lake, FL	3.0	2.5	1445	$1,700	$1.18	42d	1	0.98mi
445 Corbett Dr The Villages, FL	2.0	2.0	1100	$2,700	$2.45	6d	1	1.06mi
516 Richburg St The Villages, FL	2.0	2.0	1200	$1,895	$1.58	3d	1	1.10mi
824 County Road 466 Lady Lake, FL	1.0–3.0	1.0–2.0	1089	$1,759	$1.62	0d	22	1.16mi
338 Long Key Way Lady Lake, FL	3.0	2.0	1593	$2,900	$1.82	4d	1	1.24mi
10840 NE 89th Dr The Villages, FL	1.0–3.0	1.0–2.0	919	$1,699	$1.85	5d	27	1.38mi
470 Oboe Way The Villages, FL	2.0	2.0	1240	$2,200	$1.77	3d	1	1.40mi
1252 Vanderway Ln Lady Lake, FL	3.0–4.0	2.0	1769	$2,125	$1.20	0d	1	1.42mi
104 Cherry Blossom Ln Lady Lake, FL	3.0	2.0	1392	$2,050	$1.47	62d	1	1.43mi
106 Cherry Blossom Ln Lady Lake, FL	3.0	2.0	1527	$2,200	$1.44	62d	1	1.44mi
101 Caroline Ave Lady Lake, FL	2.0	2.0	924	$1,400	$1.52	62d	1	1.49mi

Property features AI

Finance

• Other: Home warranty includedIrrigation equipment providedGreen/energy features: efficient appliances, HVAC, insulation, lighting, roof, thermostat, windowsGreen indoor air quality features (MERV 10+ filters, low/no VOC finishes, sealed combustion, non-toxic pest control)Water conservation features: low-flow fixtures
• Financial info: Other annual assessment: $2,769
• HOA & community: Hammock Oaks Community Association (HOA required)Monthly HOA approximately $134.67 (annual fee $1,616)Community amenities: pool, playground, tennis courts, pickleball courts, sidewalks, street lightsPets allowed

Exterior

• Parking: Attached 2-car garage (20x20) with garage door openerDriveway
• Security: Security systemSmoke detectors
• Utilities: Public waterPublic sewerElectricity connectedCable availablePhone availableSewer connectedWater connectedUnderground utilitiesFire hydrant nearby
• Home design: Single family residenceOne levelNew constructionWest-facing
• Construction: Built by Meritage Homes (model: Everglade)Block, cement siding, stucco, and frame constructionShingle roofSlab foundation
• Exterior features: Front porchPatioSidewalkSliding doorsDrip irrigationFlorida-friendly/native landscapingPublic maintained asphalt road

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorElectric water heaterExhaust fan
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air
• Interior features: Open floorplanSplit bedroom layoutStone countersThermostatWalk-in closetsWindow treatmentsENERGY STAR qualified windowsSecurity systemSmoke detectors
• Laundry & utility: Inside laundry roomWasherDryerInside utility/Great Room adjacent utility

Listing history 50 events

1. 2026-09-23
   days on market $265,000 Active 147 DOM
2. 2026-09-22
   days on market $265,000 Active 146 DOM
3. 2026-09-21
   days on market $265,000 Active 145 DOM
4. 2026-09-20
   days on market $265,000 Active 144 DOM
5. 2026-09-19
   days on market $265,000 Active 143 DOM
6. 2026-09-18
   days on market $265,000 Active 142 DOM
7. 2026-09-17
   days on market $265,000 Active 141 DOM
8. 2026-09-16
   days on market $265,000 Active 140 DOM
9. 2026-09-15
   days on market $265,000 Active 139 DOM
10. 2026-09-14
    days on market $265,000 Active 138 DOM
11. 2026-09-13
    days on market $265,000 Active 137 DOM
12. 2026-09-12
    days on market $265,000 Active 136 DOM
13. 2026-09-11
    days on market $265,000 Active 135 DOM
14. 2026-09-05
    days on market $265,000 Active 129 DOM
15. 2026-09-04
    days on market $265,000 Active 128 DOM
16. 2026-09-03
    days on market $265,000 Active 127 DOM
17. 2026-08-31
    days on market $265,000 Active 124 DOM
18. 2026-08-30
    days on market $265,000 Active 123 DOM
19. 2026-08-29
    days on market $265,000 Active 122 DOM
20. 2026-08-28
    days on market $265,000 Active 121 DOM
21. 2026-08-27
    days on market $265,000 Active 120 DOM
22. 2026-08-25
    days on market $265,000 Active 118 DOM
23. 2026-08-24
    days on market $265,000 Active 117 DOM
24. 2026-08-22
    days on market $265,000 Active 115 DOM
25. 2026-08-21
    pricedays on market $265,000 Active 114 DOM
26. 2026-08-20
    days on market $288,244 Active 113 DOM
27. 2026-08-19
    days on market $288,244 Active 112 DOM
28. 2026-08-18
    days on market $288,244 Active 111 DOM
29. 2026-08-17
    days on market $288,244 Active 110 DOM
30. 2026-08-16
    days on market $288,244 Active 109 DOM
31. 2026-08-15
    days on market $288,244 Active 108 DOM
32. 2026-08-14
    days on market $288,244 Active 107 DOM
33. 2026-08-13
    days on market $288,244 Active 106 DOM
34. 2026-08-12
    days on market $288,244 Active 105 DOM
35. 2026-08-11
    days on market $288,244 Active 104 DOM
36. 2026-08-10
    days on market $288,244 Active 103 DOM
37. 2026-08-09
    days on market $288,244 Active 102 DOM
38. 2026-08-08
    days on market $288,244 Active 101 DOM
39. 2026-08-06
    days on market $288,244 Active 99 DOM
40. 2026-08-05
    days on market $288,244 Active 98 DOM
41. 2026-08-04
    days on market $288,244 Active 97 DOM
42. 2026-08-03
    days on market $288,244 Active 96 DOM
43. 2026-07-31
    days on market $288,244 Active 93 DOM
44. 2026-07-30
    days on market $288,244 Active 92 DOM
45. 2026-07-30
    days on market $288,244 Active 91 DOM
46. 2026-07-28
    days on market $288,244 Active 90 DOM
47. 2026-07-26
    days on market $288,244 Active 88 DOM
48. 2026-07-24
    days on market $288,244 Active 86 DOM
49. 2026-07-23
    days on market $288,244 Active 85 DOM
50. 2026-07-22
    days on market $288,244 Active 84 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,959
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$6,444
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − HOA: −$1,608
• − Depreciation: −$7,709
• Taxable loss: −$13,614
• Est. tax savings @ 24.0%: +$3,267
• After-tax cash flow: $-5,718/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.

Condition & rehab AI · 5 photos

Excellent 100/100 None rehab

This brand new, energy-efficient home is move-in ready with a modern kitchen, well-maintained exterior, and a clean interior. It offers excellent curb appeal and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can improve convenience and energy efficiency, attracting more buyers and renters. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal to a broader market. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary The Villages Elementary Of Lady Lake School B FL #608/2,144 Nat'l #6,217/41,679 Middle Carver Middle School F FL #353/571 Nat'l #5,727/14,009 High Leesburg High School F FL #464/667 Nat'l #11,740/17,239

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

C Composite livability gradescore 69/100

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 · 386,640 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: 21% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Home warranty includedIrrigation equipment providedGreen/energy features: efficient appliances, HVAC, insulation, lighting, roof, thermostat, windowsGreen indoor air quality features (MERV 10+ filters, low/no VOC finishes, sealed combustion, non-toxic pest control)Water conservation features: low-flow fixtures
• Financial info: Other annual assessment: $2,769
• HOA & community: Hammock Oaks Community Association (HOA required)Monthly HOA approximately $134.67 (annual fee $1,616)Community amenities: pool, playground, tennis courts, pickleball courts, sidewalks, street lightsPets allowed

Exterior

• Parking: Attached 2-car garage (20x20) with garage door openerDriveway
• Security: Security systemSmoke detectors
• Utilities: Public waterPublic sewerElectricity connectedCable availablePhone availableSewer connectedWater connectedUnderground utilitiesFire hydrant nearby
• Home design: Single family residenceOne levelNew constructionWest-facing
• Construction: Built by Meritage Homes (model: Everglade)Block, cement siding, stucco, and frame constructionShingle roofSlab foundation
• Exterior features: Front porchPatioSidewalkSliding doorsDrip irrigationFlorida-friendly/native landscapingPublic maintained asphalt road

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorElectric water heaterExhaust fan
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingHeat pumpCentral air
• Interior features: Open floorplanSplit bedroom layoutStone countersThermostatWalk-in closetsWindow treatmentsENERGY STAR qualified windowsSecurity systemSmoke detectors
• Laundry & utility: Inside laundry roomWasherDryerInside utility/Great Room adjacent utility

Price history

1 event — show timeline

• 2026-04-29 Listed $288,244 Stellar MLS as Distributed by MLS Grid