217 Longview Ave · Lady Lake, FL 32159

$86,000

4 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 33 Days on market

Built 2002 10,000 sqft lot Est $153k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

This 4/2 home has a nice, large, and fully fenced-in yard. The property is in close proximity to the Villages and the bus line. Some other nice features of the property are outdoor front and back decking, a large eat-in kitchen, newer A/C unit with a heat pump, and large laundry room. There are also no HOA fees. Come see this affordable place!

Key facts

• 0.23 acre lot
• Built 2002
• Listed 33 days

Property features AI

Finance

• Other: Property zoned MH-9; Lot roughly 0.23 acre (approx. 80 x 125)
• Financial info: Lease restrictions apply
• HOA & community: No HOA association

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured double-wide home; Single-story
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built on a double-wide manufactured home body type
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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); 576 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 43% 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 $595 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,420 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.42% ✓
• Cap rate: 20.78%
• Cash-on-cash: 51.75%
• DSCR: 3.30
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $152,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Skyline Dr	0.08mi	3/3.0 (-1)	1,620 (+4%)	3mo	$77,700	$48	78
426 Hitchcock St	0.54mi	3/2.0 (-1)	1,392 (-11%)	3mo	$136,400	$98	49
103 Spencer Loop	0.55mi	3/3.0 (-1)	1,728 (+11%)	6mo	$210,000	$122	43

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: 50.8%
• Equity multiple: 3.26×
• Total profit: $54,422
• Equity at exit: $12,823

10-year hold

• IRR: 56.7%
• Equity multiple: 6.89×
• Total profit: $141,835
• Equity at exit: $7,436

Cash invested: $24,080 (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: 576
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$451
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $1,039

Break-even live

Break-even rent $765

Max offer price $86,000

Occupancy floor 45%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 S Highway 27/441 Lady Lake, FL	1.0–4.0	1.0–3.0	1022	$1,665	$1.63	3d	36	0.31mi
207 Shannon Ln Lady Lake, FL	3.0	2.0	1744	$1,991	$1.14	5d	1	0.59mi
409 Bay Oak Ln Lady Lake, FL	3.0	2.0	1380	$1,950	$1.41	4d	1	0.73mi
367 Sunny Oaks Way Lady Lake, FL	2.0–3.0	1.5–2.0	1265	$1,713	$1.35	3d	17	0.87mi
1252 Vanderway Ln Lady Lake, FL	3.0–4.0	2.0	1698	$2,418	$1.42	5d	1	0.88mi

Listing history 12 events

1. 2026-05-13
   status Pending
2. 2026-04-29
   status Active
3. 2026-03-05
   status Pending
4. 2026-02-14
   listed $86,000 Active
5. 2017-02-08
   soldstatus $79,000
6. 2017-01-30
   soldstatus $79,000 Sold 345-char remark

   Show marketing remark (345 chars)

   This 4/2 home has a nice, large, and fully fenced-in yard. The property is in close proximity to the Villages and the bus line. Some other nice features of the property are outdoor front and back decking, a large eat-in kitchen, newer A/C unit with a heat pump, and large laundry room. There are also no HOA fees. Come see this affordable place!

7. 2016-11-17
   status Pending 345-char remark

   Show marketing remark (345 chars)

   This 4/2 home has a nice, large, and fully fenced-in yard. The property is in close proximity to the Villages and the bus line. Some other nice features of the property are outdoor front and back decking, a large eat-in kitchen, newer A/C unit with a heat pump, and large laundry room. There are also no HOA fees. Come see this affordable place!

8. 2016-11-14
   status Active 345-char remark

   Show marketing remark (345 chars)

   This 4/2 home has a nice, large, and fully fenced-in yard. The property is in close proximity to the Villages and the bus line. Some other nice features of the property are outdoor front and back decking, a large eat-in kitchen, newer A/C unit with a heat pump, and large laundry room. There are also no HOA fees. Come see this affordable place!

9. 2016-11-13
   historical 345-char remark

   Show marketing remark (345 chars)

   This 4/2 home has a nice, large, and fully fenced-in yard. The property is in close proximity to the Villages and the bus line. Some other nice features of the property are outdoor front and back decking, a large eat-in kitchen, newer A/C unit with a heat pump, and large laundry room. There are also no HOA fees. Come see this affordable place!

10. 2016-11-04
    price $76,900 345-char remark

    Show marketing remark (345 chars)

    This 4/2 home has a nice, large, and fully fenced-in yard. The property is in close proximity to the Villages and the bus line. Some other nice features of the property are outdoor front and back decking, a large eat-in kitchen, newer A/C unit with a heat pump, and large laundry room. There are also no HOA fees. Come see this affordable place!

11. 2016-05-13
    listed $79,000 Active 345-char remark

    Show marketing remark (345 chars)

    This 4/2 home has a nice, large, and fully fenced-in yard. The property is in close proximity to the Villages and the bus line. Some other nice features of the property are outdoor front and back decking, a large eat-in kitchen, newer A/C unit with a heat pump, and large laundry room. There are also no HOA fees. Come see this affordable place!

12. 1999-12-29
    soldstatus $10,100

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,411 · $118/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $24,956
• − Mortgage interest: −$4,817
• − Property taxes: −$1,411
• − Insurance: −$430
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − Depreciation: −$2,502
• Taxable income: $11,803
• Est. tax owed @ 24.0%: −$2,833
• After-tax cash flow: $9,629/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

+751.5% since first listed

12 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Listed $86,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-08 Sold (Public Records) $79,000 Public Records
• 2017-01-30 Sold (MLS) $79,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-11-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-11-04 Price Changed $76,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-13 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 1999-12-29 Sold (Public Records) $10,100 Public Records

Property tax history

+26.5%/yr

Latest (2025): $1,411 · +5.8% YoY. Source: county tax records.