27945 Veva Ave · Lake Kathryn, FL 32767

$72,000

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 567 Days on market

Built 1965 0.26 ac lot

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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
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks MLS

Affordable living! 2 bedroom, 2 bath singlewide. Owner has remodeled the inside of the singlewide in the last few months. It's ready for a new owner. This home has a shed and a porch. Don't wait too long, this home won't last long.

Key facts

• 0.26 acre lot
• Built 1965
• Listed 567 days

Property features AI

Finance

• Other: Homestead eligible; Zoned R-7; Lot is paved, level, in county and publicly maintained (approximately 0.25 acre, 112x100x112x100); One well and one septic on property; Unfurnished; Previously expired listing
• HOA & community: No association; Pets allowed

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Residential mobile home; Single-wide; Attached property; One story; Faces south; Entry on main level
• Construction: Metal siding and frame construction; Metal roof; Roof over; Pillar/post/pier foundation; Completed condition; Building area about 1,064 sq ft
• Exterior features: Front screened porch; Wire and wood fencing; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms; Bonus room (additional room)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater; Wall/window AC unit(s)
• Interior features: Eat-in kitchen; Open floor plan; Window treatments; Blinds
• Laundry & utility: Laundry area (Other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#896 in FL) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B; Watch: amenities F, commute F, employment 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: Seminole Springs Elementary School (math 63% / reading 58%, grade B-, #664 of 2,144 statewide, top 32%, 479 students, 57% FRL); Umatilla High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 861 students, 51% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 81 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($498 loan paydown + $7k appreciation (10.0% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 567 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 20% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 567 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.44% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $46,176
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27721 Nancy Ave	0.43mi	2/1.0	644 (+3%)	5mo	$40,000	$62	70
45411 Carolina St	0.50mi	2/1.0	672 (+8%)	14mo	$49,900	$74	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 3.99×
• Total profit: $60,261
• Equity at exit: $64,863

10-year hold

• IRR: 33.5%
• Equity multiple: 8.98×
• Total profit: $160,935
• Equity at exit: $139,880

Cash invested: $20,160 (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 32767

• Home prices YoY: 3.0%
• Active inventory: 81
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $330

Break-even live

Break-even rent $619

Max offer price $72,000

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $72,000 Active 567 DOM
2. 2026-06-17
   days on market $72,000 Active 566 DOM
3. 2026-06-16
   days on market $72,000 Active 565 DOM
4. 2026-06-15
   days on market $72,000 Active 564 DOM
5. 2026-06-13
   days on market $72,000 Active 562 DOM
6. 2026-06-09
   days on market $72,000 Active 558 DOM
7. 2026-06-08
   days on market $72,000 Active 557 DOM
8. 2026-06-07
   days on market $72,000 Active 556 DOM
9. 2026-06-04
   days on market $72,000 Active 553 DOM
10. 2026-06-03
    days on market $72,000 Active 552 DOM
11. 2026-06-02
    days on market $72,000 Active 551 DOM
12. 2026-06-02
    days on market $72,000 Active 550 DOM
13. 2026-05-31
    days on market $72,000 Active 549 DOM
14. 2026-02-26
    status Active
15. 2026-02-24
    historical
16. 2025-11-24
    status Active
17. 2025-11-24
    price $72,000
18. 2025-11-13
    historical
19. 2025-08-01
    price $75,000
20. 2025-05-21
    price $76,000
21. 2025-03-11
    price $78,000
22. 2024-11-15
    listed $80,000 Active
23. 2024-10-07
    historical
24. 2024-07-12
    listed $80,000 Active
25. 2024-03-15
    soldstatus $60,000
26. 2024-03-11
    soldstatus $60,000 Closed 231-char remark

    Show marketing remark (231 chars)

    Affordable living! 2 bedroom, 2 bath singlewide. Owner has remodeled the inside of the singlewide in the last few months. It's ready for a new owner. This home has a shed and a porch. Don't wait too long, this home won't last long.

27. 2024-02-09
    status Pending 231-char remark

    Show marketing remark (231 chars)

    Affordable living! 2 bedroom, 2 bath singlewide. Owner has remodeled the inside of the singlewide in the last few months. It's ready for a new owner. This home has a shed and a porch. Don't wait too long, this home won't last long.

28. 2024-02-05
    listed $69,000 Active 231-char remark

    Show marketing remark (231 chars)

    Affordable living! 2 bedroom, 2 bath singlewide. Owner has remodeled the inside of the singlewide in the last few months. It's ready for a new owner. This home has a shed and a porch. Don't wait too long, this home won't last long.

29. 2023-12-31
    historical
30. 2023-11-20
    price $69,000
31. 2023-09-15
    status Active
32. 2023-05-08
    price $79,900
33. 2023-03-22
    listed $69,000 Active
34. 1990-04-01
    soldstatus $6,600

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $976 · $81/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $12,444
• − Mortgage interest: −$4,033
• − Property taxes: −$976
• − Insurance: −$360
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,095
• Taxable income: $2,989
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $3,246/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 — Lake Kathryn

• Score: 46/100
• State rank: #896
• US rank: #26433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Kathryn, FL
• Population (ZIP): 2,839

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 3% Russian 3% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 11.00%
• Current HPI: 372.7
• Rent YoY: —
• Metro: —
• 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

+990.9% since first listed

21 events — show timeline

• 2026-02-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $72,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Price Changed $76,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-11 Price Changed $78,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-12 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-15 Sold (Public Records) $60,000 Public Records
• 2024-03-11 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-05 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-11-20 Price Changed $69,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-05-08 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2023-03-22 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 1990-04-01 Sold (Public Records) $6,600 Public Records

Property tax history

+8.4%/yr

Latest (2025): $976 · -22.7% YoY. Source: county tax records.