930 Tarrson Blvd · Lady Lake, FL 32159

$139,800

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 55 Days on market

Built 1978 6,007 sqft lot Est $187k · 25% under $200/mo HOA · 11% 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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.4/10.0
• 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

Enjoy the fun and convenience of The Villages lifestyle from this charming home in the historic district. Located in a quiet neighborhood just minutes from shopping, grocery stores, medical facilities, restaurants, and the lively town squares with nightly music and entertainment. Features include a spacious enclosed sunroom, large backyard, wide driveway, new AC, and newer refrigerator and stove/oven. Minimal furnishings make it easy to move right in and make it your own. Whether you're looking for a full-time home or seasonal retreat, this is a wonderful opportunity to enjoy the active, social Florida lifestyle The Villages is known for.

Key facts

• Enclosed sunroom
• Large backyard
• Newer stove oven

Tags

• ENCLOSED SUNROOM
• LARGE BACKYARD
• WIDE DRIVEWAY
• NEW AC
• NEWER REFRIGERATOR
• NEWER STOVE OVEN

Property features AI

Finance

• Other: No home warranty; Leasing restrictions not indicated
• Financial info: Total monthly fees listed as $200; total annual fees $2,400
• HOA & community: Member of The Villages with a required monthly HOA fee of $200; HOA includes 24-hour guard, common area taxes, pool, private road maintenance, and recreational facilities; Street lights in community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public and private sewer available; Electricity available and connected; Natural gas available and connected; Propane; Cable available and connected; BB/HS internet available; Phone available; Sewer connected; Water connected; Underground utilities; Fire hydrant nearby; Sprinkler meter and recycled sprinkler
• Home design: Manufactured single‑wide home; One level; South-facing
• Construction: Asbestos and frame construction; Metal roof; Pillar/post/pier foundation; Completed condition
• Exterior features: Other exterior features

Interior

• Kitchen: Built-in oven; Cooktop; Range; Dishwasher; Disposal; Microwave; Freezer; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom floorplan; Thermostat
• Laundry & utility: Washer and dryer connections; Electric dryer hookup; Gas dryer hookup; Laundry in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 37% 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 $967 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 55 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $140k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $135,606 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.30% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Sharon Dr	0.39mi	2/2.0	1,008 (+5%)	5mo	$197,000	$195	70

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-4,894
• Equity at exit: $20,845

10-year hold

• IRR: 7.8%
• Equity multiple: 1.63×
• Total profit: $24,591
• Equity at exit: $12,087

Cash invested: $39,144 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$733
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$58
• HOA: −$200
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $246

Break-even live

Break-even rent $1,507

Max offer price $139,800

Occupancy floor 81%

Sensitivity live

Price	-10% $325	-5% $286	+0% $246	+5% $207	+10% $167
Rent	-10% $103	-5% $175	+0% $246	+5% $318	+10% $390
Rate	-1.0pp $317	-0.5pp $282	base $246	+0.5pp $210	+1.0pp $173

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: $34,950
• Closing costs: $4,194
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Weeping Willow Ave Lady Lake, FL	2.0	1.0	672	$1,300	$1.93	17d	1	0.27mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	25d	1	0.45mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	3d	1	0.59mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	25d	1	0.85mi
716 Dominguez Dr Lady Lake, FL	2.0	2.0	1094	$2,450	$2.24	22d	1	0.88mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	14d	1	0.91mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	25d	1	0.97mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	25d	1	1.11mi
613 Enconto St Unit 1525268P The Villages, FL	2.0	2.0	1097	$1,788	$1.63	22d	1	1.16mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	22d	38	1.21mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	22d	36	1.27mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	25d	1	1.46mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 18 events

1. 2026-06-21
   days on market $139,800 Active 55 DOM
2. 2026-06-18
   days on market $139,800 Active 52 DOM
3. 2026-06-17
   days on market $139,800 Active 51 DOM
4. 2026-06-16
   days on market $139,800 Active 50 DOM
5. 2026-06-15
   days on market $139,800 Active 49 DOM
6. 2026-06-13
   days on market $139,800 Active 47 DOM
7. 2026-06-09
   days on market $139,800 Active 43 DOM
8. 2026-06-08
   days on market $139,800 Active 42 DOM
9. 2026-06-07
   days on market $139,800 Active 41 DOM
10. 2026-06-04
    days on market $139,800 Active 38 DOM
11. 2026-06-03
    days on market $139,800 Active 37 DOM
12. 2026-06-02
    days on market $139,800 Active 36 DOM
13. 2026-06-01
    days on market $139,800 Active 35 DOM
14. 2026-05-31
    days on market $139,800 Active 34 DOM
15. 2026-05-23
    price $139,800
16. 2026-04-27
    listed $159,999 Active
17. 2010-06-14
    soldstatus $78,000
18. 2004-05-03
    soldstatus $72,500

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/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 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,822
• − Mortgage interest: −$7,831
• − Property taxes: −$2,386
• − Insurance: −$699
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$2,400
• − Depreciation: −$4,067
• Taxable income: $947
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,729/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

• 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

+92.8% since first listed

4 events — show timeline

• 2026-05-23 Price Changed $139,800 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $159,999 Stellar MLS as Distributed by MLS Grid
• 2010-06-14 Sold (Public Records) $78,000 Public Records
• 2004-05-03 Sold (Public Records) $72,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,386 · +12.9% YoY. Source: county tax records.