720 Bengal Ave · Tavares, FL 32778

$185,000

3 bd · 2.0 ba · 1,340 sqft · Manufactured public records · 48 Days on market

Built 1984 5,537 sqft lot Est $196k · 5% under $50/mo HOA · 2% of rent

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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 +23.4/30.0
• ARV discount +9.9/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is one of those homes you just got to make an appointment to see. Neat as a pin Split plan and bath bedrooms are large. You also have the washer dryer area off the hall way very convient. Kitchen has plenty of cabinets. You step down from the kitchen to a great family room to sit and enjoy. The master bedroom has a hugh walk in closets. Partially furnished. The community has a heated pool, shuffle board, library, pool table and plenty of things to do.

Key facts

• Laminate flooring
• Whitewash cabinets
• Built-in cabinet

Tags

• LAMINATE FLOORING
• WHITEWASH CABINETS
• SOLID COUNTERTOPS
• BUILT-IN CABINET
• MULTIPLE FRUIT TREES
• INSIDE LAUNDRY ROOM

Property features AI

Finance

• Other: Property zoned RMH-S
• Financial info: Total monthly fees $50; total annual fees $600
• HOA & community: HOA with monthly fee of $50 (approval required); Senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available; Water available and connected
• Home design: Manufactured double-wide home; Single-story (one level); Faces northwest
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Covered rear porch; Private mailbox; Sidewalk; Metered sprinkler/irrigation equipment; Paved road access; Water access via marina; Private boat ramp

Interior

• Kitchen: Cooktop; Dishwasher; Ice maker; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ductless heating; Central air conditioning; Wall/window unit(s)
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Solid surface counters; Thermostat; Walk-in closets
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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 rising fast (+4.0%/yr); 507 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k 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 48 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.
• Current owner paid $67k; list at $185k implies a 177% 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $195,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 King Way	0.72mi	2/2.0 (-1)	1,416 (+6%)	12mo	$153,700	$109	42
2828 Manatee Rd	0.70mi	2/2.0 (-1)	1,144 (-15%)	5mo	$167,500	$146	33

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-5,958
• Equity at exit: $27,584

10-year hold

• IRR: 7.8%
• Equity multiple: 1.62×
• Total profit: $32,230
• Equity at exit: $15,995

Cash invested: $51,800 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 507
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$970
• Tax from tax record: −$189 /mo · $2,266/yr
• Insurance: −$77
• HOA: −$50
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $342

Break-even live

Break-even rent $1,628

Max offer price $185,000

Occupancy floor 78%

Sensitivity live

Price	-10% $447	-5% $394	+0% $342	+5% $290	+10% $237
Rent	-10% $179	-5% $261	+0% $342	+5% $423	+10% $505
Rate	-1.0pp $435	-0.5pp $389	base $342	+0.5pp $294	+1.0pp $245

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4659 Treasure Cay Rd Tavares, FL	4.0	2.0	1751	$2,125	$1.21	6d	1	0.22mi
4721 Treasure Cay Rd Tavares, FL	3.0	2.0	1372	$2,000	$1.46	16d	1	0.25mi
615 Juniper Way Tavares, FL	3.0	2.0	1209	$1,900	$1.57	19d	1	0.28mi
4950 Marsh Harbor Dr Tavares, FL	3.0	2.0	1227	$2,050	$1.67	5d	1	0.46mi
4567 Barbuda Dr Tavares, FL	3.0	2.0	1362	$2,150	$1.58	25d	1	0.48mi
3224 Manatee Rd Tavares, FL	3.0	2.0	1568	$1,600	$1.02	5d	1	0.66mi
500 E Rosewood Ln Unit 154 Tavares, FL	3.0	2.0	1140	$1,650	$1.45	25d	1	0.78mi
459 E Rosewood Ln #157 Tavares, FL	3.0	2.0	1240	$1,400	$1.13	23d	1	0.79mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	4d	1	0.94mi
465 Oak Dr Tavares, FL	3.0	3.0	1550	$1,750	$1.13	25d	1	1.07mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	25d	1	1.08mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	25d	1	1.35mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-21
   days on market $185,000 Active 48 DOM
2. 2026-06-18
   days on market $185,000 Active 45 DOM
3. 2026-06-17
   days on market $185,000 Active 44 DOM
4. 2026-06-16
   days on market $185,000 Active 43 DOM
5. 2026-06-15
   days on market $185,000 Active 42 DOM
6. 2026-06-13
   days on market $185,000 Active 40 DOM
7. 2026-06-09
   days on market $185,000 Active 36 DOM
8. 2026-06-08
   days on market $185,000 Active 35 DOM
9. 2026-06-07
   days on market $185,000 Active 34 DOM
10. 2026-06-04
    days on market $185,000 Active 31 DOM
11. 2026-06-03
    days on market $185,000 Active 30 DOM
12. 2026-06-02
    days on market $185,000 Active 29 DOM
13. 2026-06-01
    days on market $185,000 Active 28 DOM
14. 2026-05-31
    days on market $185,000 Active 27 DOM
15. 2026-05-20
    status Active
16. 2026-05-20
    price $185,000
17. 2026-05-09
    status Pending
18. 2026-04-23
    listed $180,000 Active
19. 2013-03-29
    soldstatus $66,900
20. 2013-03-25
    soldstatus $66,900 461-char remark

    Show marketing remark (461 chars)

    This is one of those homes you just got to make an appointment to see. Neat as a pin Split plan and bath bedrooms are large. You also have the washer dryer area off the hall way very convient. Kitchen has plenty of cabinets. You step down from the kitchen to a great family room to sit and enjoy. The master bedroom has a hugh walk in closets. Partially furnished. The community has a heated pool, shuffle board, library, pool table and plenty of things to do.

21. 2013-02-06
    listed $67,900 461-char remark

    Show marketing remark (461 chars)

    This is one of those homes you just got to make an appointment to see. Neat as a pin Split plan and bath bedrooms are large. You also have the washer dryer area off the hall way very convient. Kitchen has plenty of cabinets. You step down from the kitchen to a great family room to sit and enjoy. The master bedroom has a hugh walk in closets. Partially furnished. The community has a heated pool, shuffle board, library, pool table and plenty of things to do.

22. 2008-05-16
    soldstatus $85,000
23. 2008-05-12
    soldstatus $85,000 236-char remark

    Show marketing remark (236 chars)

    Neat and clean. Bring your pickiest buyer. This two bedroom, two bath home has an inside laundry room, a really nice layout with a big living room and huge family room. The kitchen is well planned with lots of counter space and storage.

24. 2007-12-07
    listed $94,900 236-char remark

    Show marketing remark (236 chars)

    Neat and clean. Bring your pickiest buyer. This two bedroom, two bath home has an inside laundry room, a really nice layout with a big living room and huge family room. The kitchen is well planned with lots of counter space and storage.

25. 2005-03-08
    soldstatus $78,000
26. 1984-04-01
    soldstatus $13,500

ⓘ 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: $2,266 · $189/mo
• Projected year-2 tax: $2,266 · $189/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 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: $24,730
• − Mortgage interest: −$10,363
• − Property taxes: −$2,266
• − Insurance: −$925
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$600
• − Depreciation: −$5,382
• Taxable income: $1,238
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $3,807/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Other Asian/Pacific 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+1270.4% since first listed

12 events — show timeline

• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-29 Sold (Public Records) $66,900 Public Records
• 2013-03-25 Sold (MLS) $66,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-06 Listed $67,900 Stellar MLS as Distributed by MLS Grid
• 2008-05-16 Sold (Public Records) $85,000 Public Records
• 2008-05-12 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2007-12-07 Listed $94,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-08 Sold (Public Records) $78,000 Public Records
• 1984-04-01 Sold (Public Records) $13,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,266 · +5.1% YoY. Source: county tax records.