Maple Plan · Leesburg, FL 34788

$321,990

4 bd · 2.0 ba · 1,876 sqft · SingleFamily · 278 Days on market

Excellent condition Garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Condition / age +4.8/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Maple - Stylish and Spacious Living from Our Essential Series Introducing The Maple in Orlando, a beautiful single-story home offering 1,876 square feet of modern living space with 4 bedrooms and 2 bathrooms. Designed to combine comfort and style, The Maple is the perfect choice for your next home. This thoughtfully crafted floor plan balances space and functionality with ease. Four bedrooms provide plenty of room for family, guests, or a home office, while the open-concept layout ensures smooth flow between the living room, dining area, and kitchen-ideal for both everyday life and entertaining. Make The Maple your new home and enjoy a lifestyle where comfort meets style.

Key facts

• 2 garage spots
• Listed 277 days

🏗️ New construction. The $321,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $351,589.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $322k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-525 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (25.1% below list).
• Recommended offer: $241k (25.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#751 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime 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.
• Zoned schools: Treadway Elementary School (math 53% / reading 48%, grade D+, #1,055 of 2,144 statewide, top 50%, 879 students, 66% 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 65% FRL vs 49% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 609 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,412/mo this rent would consume 53% of the median local household income ($54k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 278 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $241,155 (25.1% 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. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $351,589
• List price: $321,990
• Delta: -8.42%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8631 Oakstone Cir	0.26mi	4/2.0	1,876 (0%)	0mo	$326,690	$174	88
9198 Harris Hawk Dr	0.53mi	4/2.0	1,839 (-2%)	0mo	$299,490	$163	72
9624 Starling Loop	0.88mi	4/2.0	1,839 (-2%)	0mo	$314,490	$171	61
9513 Starling Loop	0.88mi	4/2.0	1,839 (-2%)	1mo	$327,490	$178	61
8651 Oakstone Cir	0.26mi	4/3.0	2,198 (+17%)	0mo	$372,990	$170	59
8639 Oakstone Cir	0.26mi	4/3.0	2,154 (+15%)	1mo	$351,589	$163	58
9620 Starling Loop	0.89mi	4/3.0	2,001 (+7%)	2mo	$332,415	$166	48
9241 Harris Hawk Dr	0.63mi	4/3.0	2,210 (+18%)	0mo	$342,490	$155	41
33916 Sky Blossom Cir	1.11mi	4/3.0	2,085 (+11%)	2mo	$339,900	$163	41
9509 Starling Loop	0.89mi	4/3.0	2,210 (+18%)	2mo	$348,490	$158	34
9588 Starling Loop	0.93mi	3/2.0 (-1)	1,589 (-15%)	3mo	$317,985	$200	33
9704 Wedgewood Ln	1.05mi	3/2.5 (-1)	2,222 (+18%)	6mo	$302,000	$136	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.08×
• Total profit: $-90,350
• Equity at exit: $52,423

10-year hold

• IRR: -25.3%
• Equity multiple: -0.23×
• Total profit: $-121,553
• Equity at exit: $30,399

Cash invested: $98,445 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 18 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $343,990 ($176/sqft)
• Median days on market: 49 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +6.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34788

• Home prices YoY: -18.2%
• Active inventory: 609
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,412 high
• Mortgage (P&I): −$1,844
• Tax est. 1.5%: −$439 /mo · $5,274/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-525

Break-even live

Break-even rent $3,076

Max offer price $275,674

Occupancy floor —

Sensitivity live

Price	-10% $-282	-5% $-403	+0% $-525	+5% $-646	+10% $-768
Rent	-10% $-715	-5% $-620	+0% $-525	+5% $-429	+10% $-334
Rate	-1.0pp $-348	-0.5pp $-435	base $-525	+0.5pp $-616	+1.0pp $-708

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: $87,897
• Closing costs: $10,548
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34100 Chipping Sparrow Dr Leesburg, FL	4.0	2.0	1839	$1,700	$0.92	10d	1	0.27mi
34100 Chipping Sparrow Dr Leesburg, FL	4.0	2.0	1812	$1,700	$0.94	18d	1	0.27mi
33732 Spring Dr Leesburg, FL	4.0	3.0	2170	$3,000	$1.38	1d	1	0.37mi
33732 Spring Dr Leesburg, FL	4.0	3.0	2170	$3,000	$1.38	22d	1	0.37mi
8508 Arbour Lake Dr Leesburg, FL	1.0–3.0	1.0–2.0	1032	$1,473	$1.43	158d	1	0.76mi
33932 Sky Blossom Cir Leesburg, FL	4.0	3.0	2106	$2,400	$1.14	164d	1	1.13mi
33988 Sky Blossom Cir Leesburg, FL	4.0	3.0	2105	$2,500	$1.19	10d	1	1.19mi
33981 Sky Blossom Cir Leesburg, FL	3.0	2.0	1511	$1,900	$1.26	51d	1	1.20mi
33981 Sky Blossom Cir Leesburg, FL	3.0	2.0	1500	$1,900	$1.27	52d	1	1.20mi
34000 Sky Blossom Cir Leesburg, FL	3.0	2.0	1540	$2,100	$1.36	164d	1	1.22mi
9611 Rampart Rd Leesburg, FL	4.0	2.0	1848	$2,400	$1.30	75d	1	1.25mi
9502 Revere Ave Leesburg, FL	4.0	3.5	2109	$2,600	$1.23	119d	1	1.28mi
33670 Sky Blossom Cir Leesburg, FL	3.0	2.0	1540	$1,950	$1.27	164d	1	1.35mi
34333 Shadewood Cir Leesburg, FL	3.0	2.0	1977	$2,501	$1.27	128d	1	1.49mi

Property features AI

Finance

• Financial info: List price $321,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan named MapleLocated at 8711 County Road 44, Leesburg FL 34788

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,876

Listing history 50 events

1. 2026-11-08
   days on market $321,990 Active 278 DOM
2. 2026-11-07
   days on market $321,990 Active 277 DOM
3. 2026-11-06
   days on market $321,990 Active 276 DOM
4. 2026-11-05
   days on market $321,990 Active 275 DOM
5. 2026-11-04
   days on market $321,990 Active 274 DOM
6. 2026-11-02
   days on market $321,990 Active 272 DOM
7. 2026-11-01
   days on market $321,990 Active 271 DOM
8. 2026-10-31
   days on market $321,990 Active 270 DOM
9. 2026-10-30
   days on market $321,990 Active 269 DOM
10. 2026-10-29
    days on market $321,990 Active 268 DOM
11. 2026-10-28
    days on market $321,990 Active 267 DOM
12. 2026-10-26
    days on market $321,990 Active 265 DOM
13. 2026-10-26
    days on market $321,990 Active 264 DOM
14. 2026-10-24
    days on market $321,990 Active 263 DOM
15. 2026-10-23
    days on market $321,990 Active 262 DOM
16. 2026-10-22
    days on market $321,990 Active 261 DOM
17. 2026-10-21
    days on market $321,990 Active 260 DOM
18. 2026-10-20
    days on market $321,990 Active 259 DOM
19. 2026-10-19
    days on market $321,990 Active 258 DOM
20. 2026-10-18
    days on market $321,990 Active 257 DOM
21. 2026-10-17
    days on market $321,990 Active 256 DOM
22. 2026-10-16
    days on market $321,990 Active 255 DOM
23. 2026-10-15
    days on market $321,990 Active 254 DOM
24. 2026-10-14
    days on market $321,990 Active 253 DOM
25. 2026-10-13
    days on market $321,990 Active 252 DOM
26. 2026-10-12
    days on market $321,990 Active 251 DOM
27. 2026-10-11
    days on market $321,990 Active 250 DOM
28. 2026-10-10
    days on market $321,990 Active 249 DOM
29. 2026-10-09
    days on market $321,990 Active 248 DOM
30. 2026-10-08
    days on market $321,990 Active 247 DOM
31. 2026-10-08
    days on market $321,990 Active 246 DOM
32. 2026-10-06
    days on market $321,990 Active 245 DOM
33. 2026-10-05
    days on market $321,990 Active 244 DOM
34. 2026-10-04
    days on market $321,990 Active 243 DOM
35. 2026-10-03
    days on market $321,990 Active 242 DOM
36. 2026-10-02
    days on market $321,990 Active 241 DOM
37. 2026-10-01
    days on market $321,990 Active 240 DOM
38. 2026-10-01
    days on market $321,990 Active 239 DOM
39. 2026-09-29
    days on market $321,990 Active 238 DOM
40. 2026-09-28
    days on market $321,990 Active 237 DOM
41. 2026-09-27
    days on market $321,990 Active 236 DOM
42. 2026-09-25
    days on market $321,990 Active 234 DOM
43. 2026-09-24
    days on market $321,990 Active 233 DOM
44. 2026-09-23
    days on market $321,990 Active 232 DOM
45. 2026-09-22
    days on market $321,990 Active 231 DOM
46. 2026-09-21
    days on market $321,990 Active 230 DOM
47. 2026-09-20
    days on market $321,990 Active 229 DOM
48. 2026-09-19
    days on market $321,990 Active 228 DOM
49. 2026-09-18
    days on market $321,990 Active 227 DOM
50. 2026-09-17
    days on market $321,990 Active 226 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°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: $28,939
• − Mortgage interest: −$19,694
• − Property taxes: −$5,274
• − Insurance: −$1,758
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$10,228
• Taxable loss: −$12,646
• Est. tax savings @ 24.0%: +$3,035
• After-tax cash flow: $-3,261/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This single-story home in Silver Lake, Orlando, is in excellent condition with no visible repairs needed. It offers a modern and spacious floor plan, making it an ideal choice for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping increases curb appeal and property value. ↑
• Both HVAC maintenance — Regular maintenance ensures efficient operation and extends the life of the system. ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Rimes Early Learning & Literacy Center Middle Oak Park Middle School F FL #426/571 Nat'l #7,813/14,009 High Leesburg High School F FL #464/667 Nat'l #11,740/17,239

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

C Composite livability gradescore 62/100

Livability — Leesburg

• Score: 62/100
• State rank: #751
• US rank: #16429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 386,640 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,137
• Household income: $54,147
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Languages at home: 88% English-only · Spanish 9% German/W. Germanic 1% Tagalog/Filipino 1%

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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: ▼ -61.07%
• Current HPI: 273.6616
• Rent YoY: —
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $321,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan named MapleLocated at 8711 County Road 44, Leesburg FL 34788

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,876