2577 Brookside Cir · Mount Dora, FL 32757

$79,000

2 bd · 2.0 ba · 859 sqft · Manufactured public records · 46 Days on market

Built 1973 5,874 sqft lot $63/mo HOA · 3% 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
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. * YOU OWN THE LAND * Welcome to Dora Pines, the only mobile home community in Mount Dora where you own the land. Ideally located just minutes from downtown Mount Dora, as well as new shopping and restaurants, this home offers both convenience and charm. This 2-bedroom, 2-bath home features a desirable split floor plan with several standout details, including solid wood interior paneling, two kitchen sinks, inside laundry, and an added living room expansion for extra space and comfort. As you enter, you’ll also enjoy the bright front Florida room, perfect for relaxing or entertaining. The covered

Key facts

• Two kitchen sinks
• Inside laundry
• 5,874 sq ft lot

Tags

• MINUTES FROM DOWNTOWN
• SOLID WOOD INTERIOR PANELING
• TWO KITCHEN SINKS
• INSIDE LAUNDRY
• ADDED LIVING ROOM EXPANSION
• BRIGHT FRONT FLORIDA ROOM

Property features AI

Finance

• Other: Unit is negotiably furnished
• Financial info: Total monthly association fees: $63; Total annual association fees: $756; Lease restrictions apply
• HOA & community: Dora Pines Community HOA with required monthly fee ($63); Community clubhouse and pool; Recreation facilities and golf carts allowed; Buyer approval required; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential mobile home (single wide); One story; Faces east; Entry level: One
• Construction: Metal siding; Other roof; Other foundation; Built on a 0.13-acre lot (approx. 63 x 89)
• Exterior features: Additional exterior features (other)

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/family room combo
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 3.3% in Mount Dora — 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 75/100 on livability (#244 in FL, #3,860 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing 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 flat; 639 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/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 $546 of loan paydown is wiped out by about $2k 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 + 0.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1973 — 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. 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.
6. 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.
7. 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: 2.51% ✓
• Cap rate: 21.19%
• Cash-on-cash: 53.20%
• DSCR: 3.37
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.55% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 3.03×
• Total profit: $44,939
• Equity at exit: $11,779

10-year hold

• IRR: 52.9%
• Equity multiple: 5.57×
• Total profit: $101,121
• Equity at exit: $6,830

Cash invested: $22,120 (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 32757

• Home prices YoY: -34.5%
• Rents YoY: 0.6%
• Active inventory: 639
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$414
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$33
• HOA: −$63
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $981

Break-even live

Break-even rent $744

Max offer price $79,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,025	-5% $1,003	+0% $981	+5% $958	+10% $936
Rent	-10% $824	-5% $902	+0% $981	+5% $1,059	+10% $1,138
Rate	-1.0pp $1,020	-0.5pp $1,001	base $981	+0.5pp $960	+1.0pp $939

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2507 Koji ST Mt Dora, FL	1.0–3.0	1.0–2.0	961	$2,271	$2.36	2d	9	0.79mi
1515 Lincoln Ave Mount Dora, FL	1.0–2.0	1.0	599	$1,449	$2.42	24d	2	0.82mi
1422 N Tremain St Unit 1422 Mt Dora, FL	2.0	1.5	750	$2,000	$2.67	24d	1	1.29mi
1423 N Tremain St Mount Dora, FL	3.0	2.0	1096	$1,745	$1.59	24d	1	1.32mi
502 N Simpson St Mount Dora, FL	2.0	2.0	1106	$1,785	$1.61	22d	1	1.42mi
501 N Simpson St Mount Dora, FL	2.0	2.0	960	$1,700	$1.77	24d	1	1.44mi
401 E 9th Ave Mount Dora, FL	2.0	1.5	984	$2,800	$2.85	24d	1	1.47mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 15 events

1. 2026-06-07
   statusdays on market $79,000 Pending 46 DOM
2. 2026-06-04
   days on market $79,000 Active 45 DOM
3. 2026-06-03
   days on market $79,000 Active 44 DOM
4. 2026-06-02
   days on market $79,000 Active 43 DOM
5. 2026-06-01
   days on market $79,000 Active 42 DOM
6. 2026-05-31
   days on market $79,000 Active 41 DOM
7. 2026-04-20
   listed $79,000 Active
8. 2026-02-26
   historical
9. 2026-02-09
   price $85,000
10. 2026-01-29
    listed $98,000 Active
11. 2019-07-07
    historical
12. 2019-03-28
    price $59,900
13. 2019-01-15
    status Active
14. 2019-01-10
    status Pending
15. 2019-01-07
    listed $69,900 Active

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $933 · $78/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 · 18 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: $23,827
• − Mortgage interest: −$4,425
• − Property taxes: −$932
• − Insurance: −$395
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − HOA: −$756
• − Depreciation: −$2,298
• Taxable income: $11,208
• Est. tax owed @ 24.0%: −$2,690
• After-tax cash flow: $9,079/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 — Mount Dora

• Score: 75/100
• State rank: #244
• US rank: #3860

Category grades

Amenities F Commute F Cost of living B Crime A 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: 34,121
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,121
• Household income: $77,216
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 998.0

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% Hispanic / Latino 20% Black 12% Two or more races 11% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -154.69%
• Current HPI: 293.4759
• Rent YoY: ▲ 0.55%
• 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

+13.0% since first listed

9 events — show timeline

• 2026-04-20 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $98,000 Stellar MLS as Distributed by MLS Grid
• 2019-07-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-03-28 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2019-01-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-01-07 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+20.2%/yr

Latest (2025): $932 · +2.7% YoY. Source: county tax records.