439 Palo Verde Dr · Yalaha, FL 34748

$129,000

2 bd · 2.0 ba · 1,008 sqft · Condo public records · 18 Days on market

Built 1973 $397/mo HOA · 27% of rent

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Why this score? — see what drove the D- 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 +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated turn-key furnished 2-bedroom, 2-bath home situated on a desirable corner lot in one of the community's most sought-after locations on Palo Verde Drive. The landscaped yard creates exceptional curb appeal, while the spacious median between homes provides added privacy, extra green space, and convenient visitor parking or room for loading and unloading a boat or RV. Inside, you'll find a fresh, modern feel with new luxury vinyl plank flooring throughout and recently painted interior walls. Being sold fully furnished, this home offers a seamless move-in experience, allowing you to start enjoying your new lifestyle from day one. The kitchen has been enhanced

Key facts

• New a/c unit
• New faucet
• Landscaped yard

Tags

• CORNER LOT
• LANDSCAPED YARD
• NEW REFRIGERATOR
• NEW FAUCET
• NEW A/C UNIT
• UPDATED ELECTRICAL PANEL

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: Total monthly HOA fees $397; Total annual HOA fees $4,764; Turnkey furnished
• HOA & community: Has HOA (monthly fee $397); Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball and shuffleboard courts, trails, storage, laundry, recreation facilities, maintenance, wheelchair access, and cable TV; Association fee includes 24-hour guard, cable TV, pool, grounds maintenance, management, recreational facilities, sewer and water

Exterior

• Parking: Has carport; 1 carport space
• Security: Gated community with 24-hour guard (association-provided)
• Utilities: Private water; Private sewer; Electricity available and connected; Water available and connected; Sewer available and connected; Cable available and connected; Phone available; Underground utilities
• Home design: Residential mobile home (double wide); One story; South-facing entry
• Construction: Vinyl siding and frame construction; Metal roof; Crawlspace foundation; Built as a double wide mobile home
• Exterior features: Awning(s); Private mailbox; Rain gutters; Storage; Irrigation equipment

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Outside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-67 ($-810/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (9.2% below list).
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $117k (9.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#503 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Leesburg Elementary School (math 31% / reading 32%, grade F, #1,841 of 2,144 statewide, top 86%, 822 students, 71% FRL); Oak Park Middle School (math 32% / reading 36%, grade F, #426 of 571 statewide, top 75%, 575 students, 70% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 798 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 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 18 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,076 (9.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 7.4

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: -24.6%
• Equity multiple: 0.19×
• Total profit: $-29,227
• Equity at exit: $19,234

10-year hold

• IRR: -40.6%
• Equity multiple: -0.29×
• Total profit: $-46,496
• Equity at exit: $11,154

Cash invested: $36,120 (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 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 798
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$54
• HOA: −$397
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-67

Break-even live

Break-even rent $1,533

Max offer price $117,076

Occupancy floor 100%

Sensitivity live

Price	-10% $6	-5% $-31	+0% $-67	+5% $-104	+10% $-141
Rent	-10% $-182	-5% $-125	+0% $-67	+5% $-10	+10% $47
Rate	-1.0pp $-3	-0.5pp $-35	base $-67	+0.5pp $-101	+1.0pp $-135

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $397 · $4,764/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $129,000 Active 18 DOM
2. 2026-06-18
   days on market $129,000 Active 15 DOM
3. 2026-06-17
   days on market $129,000 Active 14 DOM
4. 2026-06-16
   days on market $129,000 Active 13 DOM
5. 2026-06-15
   days on market $129,000 Active 12 DOM
6. 2026-06-13
   days on market $129,000 Active 10 DOM
7. 2026-06-09
   days on market $129,000 Active 6 DOM
8. 2026-06-08
   days on market $129,000 Active 5 DOM
9. 2026-06-07
   days on market $129,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $129,000 Active 1 DOM

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$62/yr (+$5/mo · 6.2%)

ⓘ 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 ≥108°F today · 22 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: $17,374
• − Mortgage interest: −$7,226
• − Property taxes: −$1,008
• − Insurance: −$645
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − HOA: −$4,764
• − Depreciation: −$3,753
• Taxable loss: −$2,802
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $-137/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 — Yalaha

• Score: 68/100
• State rank: #503
• US rank: #9321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 1,142
• 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

1 event — show timeline

• 2026-06-03 Listed $129,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $1,008 · +4.6% YoY. Source: county tax records.