101 Mango Cv · Leesburg, FL 34748

$119,900

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 216 Days on market

Built 1978 $346/mo HOA · 22% of rent

---

Why this score? — see what drove the C- 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 +17.1/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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 MLS

Motivated seller. 2 BR/2 BA, 1,080 SF home on corner lot in gated community that includes on-site security and trained EMS. Amenities include lawn mowing, water, access to marina and docks, woodworking craft shop, large active clubhouse, outdoor pool. Indoor heated jacuzzi, large exercise room w/ up-to-date equipment. Meeting rooms, and a host of crafts rooms are available. Community is resident owned and carefully maintained. Upgrades include over-roof on house and Florida Room, recently replaced vinylsiding, upgraded windows in living room, toilets in both bathrooms, flooring and shower base in guest bath, carpeting in guest room. Ceilings painted throughout. Storage, laundry room is 8x12 and includes one year old washer and dryer, and wash basin. A/C replaced in 96 and is under maint. agreement.

Key facts

• Dining room combined
• Boat slips
• Sunroom

Tags

• SUNROOM
• SCREENED PORCH
• LARGE LIVING ROOM
• DINING ROOM COMBINED
• BOAT SLIPS
• GREAT CHAIN OF LAKES

Property features AI

Finance

• Other: Unfurnished; Assigned association contact listed
• Financial info: Total monthly community fees $346 (total annual $4,152)
• HOA & community: HOA required; monthly fee $346; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis, pickleball, shuffleboard, trails, recreation facilities, gated community, 24-hour guard, cable TV, laundry, maintenance, wheelchair access; Community features include deed restrictions, buyer approval required, handicap modified, special community restrictions; Senior community; Pets not allowed

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Security: Gated community; Security gate
• Utilities: Private water; Private sewer; Electricity connected; Phone available; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; South facing; Entry on first floor
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Built as a completed property
• Exterior features: Enclosed, screened side porch; Private mailbox; Rain gutters; Sliding doors; Landscaped lot; Fruit trees; Private maintained asphalt road; Canal (freshwater) water access; Assigned boat slip; Fishing pier

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $83 ($999/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 32% 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 $829 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 216 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $120k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1978 — 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. 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?
8. 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?
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: 1.31% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 6.4

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: -16.1%
• Equity multiple: 0.45×
• Total profit: $-18,504
• Equity at exit: $17,877

10-year hold

• IRR: -17.5%
• Equity multiple: 0.22×
• Total profit: $-26,161
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$50
• HOA: −$346
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $83

Break-even live

Break-even rent $1,466

Max offer price $119,900

Occupancy floor 90%

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: $29,975
• Closing costs: $3,597
• 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	1.24mi

HOA detail condo

• Monthly dues: $346 · $4,152/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 216 DOM
2. 2026-06-17
   days on market $119,900 Active 215 DOM
3. 2026-06-16
   days on market $119,900 Active 214 DOM
4. 2026-06-15
   days on market $119,900 Active 213 DOM
5. 2026-06-13
   days on market $119,900 Active 211 DOM
6. 2026-06-09
   days on market $119,900 Active 207 DOM
7. 2026-06-08
   days on market $119,900 Active 206 DOM
8. 2026-06-07
   days on market $119,900 Active 205 DOM
9. 2026-06-04
   days on market $119,900 Active 202 DOM
10. 2026-06-03
    days on market $119,900 Active 201 DOM
11. 2026-06-02
    days on market $119,900 Active 200 DOM
12. 2026-06-02
    days on market $119,900 Active 199 DOM
13. 2026-05-31
    days on market $119,900 Active 198 DOM
14. 2026-01-12
    price $119,900
15. 2025-11-14
    listed $129,900 Active
16. 2025-06-20
    historical
17. 2024-12-19
    listed $124,900 Active
18. 2009-04-03
    soldstatus $33,000 809-char remark

    Show marketing remark (809 chars)

    Motivated seller. 2 BR/2 BA, 1,080 SF home on corner lot in gated community that includes on-site security and trained EMS. Amenities include lawn mowing, water, access to marina and docks, woodworking craft shop, large active clubhouse, outdoor pool. Indoor heated jacuzzi, large exercise room w/ up-to-date equipment. Meeting rooms, and a host of crafts rooms are available. Community is resident owned and carefully maintained. Upgrades include over-roof on house and Florida Room, recently replaced vinylsiding, upgraded windows in living room, toilets in both bathrooms, flooring and shower base in guest bath, carpeting in guest room. Ceilings painted throughout. Storage, laundry room is 8x12 and includes one year old washer and dryer, and wash basin. A/C replaced in 96 and is under maint. agreement.

19. 2008-10-22
    listed $42,900 809-char remark

    Show marketing remark (809 chars)

    Motivated seller. 2 BR/2 BA, 1,080 SF home on corner lot in gated community that includes on-site security and trained EMS. Amenities include lawn mowing, water, access to marina and docks, woodworking craft shop, large active clubhouse, outdoor pool. Indoor heated jacuzzi, large exercise room w/ up-to-date equipment. Meeting rooms, and a host of crafts rooms are available. Community is resident owned and carefully maintained. Upgrades include over-roof on house and Florida Room, recently replaced vinylsiding, upgraded windows in living room, toilets in both bathrooms, flooring and shower base in guest bath, carpeting in guest room. Ceilings painted throughout. Storage, laundry room is 8x12 and includes one year old washer and dryer, and wash basin. A/C replaced in 96 and is under maint. agreement.

ⓘ 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: $1,599 · $133/mo
• Projected year-2 tax: $1,599 · $133/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 6 d/yr ≥108°F today · 19 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: $18,855
• − Mortgage interest: −$6,716
• − Property taxes: −$1,599
• − Insurance: −$600
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − HOA: −$4,152
• − Depreciation: −$3,488
• Taxable loss: −$717
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,171/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

+179.5% since first listed

6 events — show timeline

• 2026-01-12 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-19 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2009-04-03 Sold (MLS) $33,000 Stellar MLS as Distributed by MLS Grid
• 2008-10-22 Listed $42,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.0%/yr

Latest (2025): $1,599 · +3.5% YoY. Source: county tax records.