1617 Cypress Pt · Lady Lake, FL 32159

$130,000

2 bd · 2.0 ba · 832 sqft · Manufactured public records · 11 Days on market

Built 1988 5,785 sqft lot $204/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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO BOND!! PRICED TO SELL!! ENJOY THE LOVELY GOLF COURSE VIEW FROM BACK OF HOME!! VILLAGE OF COUNTRY CLUB HILLS!! FURNISHED, 2BR, 1BA AND GOLF CART GARAGE!! LOCATED 7 MINUTES FROM SPANISH SPRINGS TOWN SQUARE WHERE YOU CAN ENJOY DINING AND ALL OF THE VILLAGES NIGHTLY ENTERTAINMENT. NEAR SHOPPING AND MEDICAL FACILITIES. THIS HOME COULD BE YOUR FOREVER HOME OR A WINTER RETREAT. GOLF CART CAN BE INCLUDED.

Key facts

• Golf course view
• Near shopping
• 5,785 sq ft lot

Tags

• GOLF COURSE VIEW
• NEAR SHOPPING
• NEAR MEDICAL FACILITIES

Property features AI

Finance

• Other: Irrigation equipment installed; Furnished; Lot about 0.13 acres (approx. 56 x 99) with mature landscaping and oak trees; Asphalt road access
• Financial info: Association fees: $204/month (total annual $2,448); Other annual assessment: $556
• HOA & community: Senior community; Pets allowed; CDD present

Exterior

• Parking: Golf cart garage; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured single-wide home; One story; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Awning(s); Rain gutters; Exterior storage

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (electric/heat pump); Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; 7 total rooms
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 13.5% vs local median 4.1% in Lady Lake — 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 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.
• Market conditions: Rents rising fast (+4.0%/yr); 583 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,238/mo this rent would consume 46% of the median local household income ($59k/yr) (locally 1047% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $130k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $130,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.78%
• DSCR: 2.15
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.03% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.86×
• Total profit: $31,167
• Equity at exit: $19,383

10-year hold

• IRR: 29.6%
• Equity multiple: 3.79×
• Total profit: $101,442
• Equity at exit: $11,240

Cash invested: $36,400 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 583
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$682
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$54
• HOA: −$204
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $782

Break-even live

Break-even rent $1,248

Max offer price $130,000

Occupancy floor 60%

Sensitivity live

Price	-10% $856	-5% $819	+0% $782	+5% $745	+10% $708
Rent	-10% $605	-5% $694	+0% $782	+5% $870	+10% $959
Rate	-1.0pp $847	-0.5pp $815	base $782	+0.5pp $748	+1.0pp $714

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	25d	1	0.14mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	25d	1	0.38mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	3d	1	0.40mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	25d	1	0.72mi
804 Weeping Willow Ave Lady Lake, FL	2.0	1.0	672	$1,300	$1.93	17d	1	0.78mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	25d	1	0.84mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	25d	1	0.92mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	22d	36	1.08mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	22d	38	1.10mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	13d	1	1.24mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 11 events

1. 2026-06-15
   statusdays on market $130,000 Pending 11 DOM
2. 2026-06-13
   days on market $130,000 Active 10 DOM
3. 2026-06-09
   days on market $130,000 Active 6 DOM
4. 2026-06-08
   status $130,000 Active 5 DOM
5. 2026-06-02
   remarks 446-char remark
6. 2026-06-02
   statusdays on market $130,000 Pending 5 DOM
7. 2026-06-01
   days on market $130,000 Active 4 DOM
8. 2026-05-31
   days on market $130,000 Active 3 DOM
9. 2026-05-28
   listed $130,000 Active

   Show marketing remark (403 chars)

   NO BOND!! PRICED TO SELL!! ENJOY THE LOVELY GOLF COURSE VIEW FROM BACK OF HOME!! VILLAGE OF COUNTRY CLUB HILLS!! FURNISHED, 2BR, 1BA AND GOLF CART GARAGE!! LOCATED 7 MINUTES FROM SPANISH SPRINGS TOWN SQUARE WHERE YOU CAN ENJOY DINING AND ALL OF THE VILLAGES NIGHTLY ENTERTAINMENT. NEAR SHOPPING AND MEDICAL FACILITIES. THIS HOME COULD BE YOUR FOREVER HOME OR A WINTER RETREAT. GOLF CART CAN BE INCLUDED.

10. 2026-05-28
    listed $130,000 Active 403-char remark

    Show marketing remark (403 chars)

    NO BOND!! PRICED TO SELL!! ENJOY THE LOVELY GOLF COURSE VIEW FROM BACK OF HOME!! VILLAGE OF COUNTRY CLUB HILLS!! FURNISHED, 2BR, 1BA AND GOLF CART GARAGE!! LOCATED 7 MINUTES FROM SPANISH SPRINGS TOWN SQUARE WHERE YOU CAN ENJOY DINING AND ALL OF THE VILLAGES NIGHTLY ENTERTAINMENT. NEAR SHOPPING AND MEDICAL FACILITIES. THIS HOME COULD BE YOUR FOREVER HOME OR A WINTER RETREAT. GOLF CART CAN BE INCLUDED.

11. 1988-11-01
    soldstatus $45,261

ⓘ 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: $556 · $46/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$523/yr (+$44/mo · 94.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,858
• − Mortgage interest: −$7,282
• − Property taxes: −$556
• − Insurance: −$650
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$2,448
• − Depreciation: −$3,782
• Taxable income: $7,843
• Est. tax owed @ 24.0%: −$1,882
• After-tax cash flow: $7,501/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 — 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 · 364,602 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: 1047.0

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 (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%

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

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

+187.2% since first listed

3 events — show timeline

• 2026-05-28 Listed $130,000 RACC
• 2026-05-28 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 1988-11-01 Sold (Public Records) $45,261 Public Records

Property tax history

+16.4%/yr

Latest (2025): $556 · +79.8% YoY. Source: county tax records.