25308 Casa Del Lago Ln · Leesburg, FL 34748

$189,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 135 Days on market

Built 1991 8,262 sqft lot Est $203k · 7% under $165/mo HOA · 8% 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 +17.8/30.0
• ARV discount +10.6/15.0
• 1% rule +5.8/10.0
• DSCR +5.6/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home in great condition. Newer roof, windows, floors and range. Both Bathrooms remodeled. Very clean. Open floor plan. Kitchen offers plenty of natural light and cabinet space. Dinette area with built in china cabinet. Living room opens to lanai with new windows. Owners suite with private bathroom and lots of storage. Guest room and guest bathroom. Large laundry room located inside with plenty of room for office space. Plantation offers 3 swimming pools, 2 golf courses, restaurant, lounge, walking trails, softball, tennis, pickle ball, many activities. Low HOA $105 a month. Very well maintained community. Great location in Central Florida.

Key facts

• Quiet corner lot
• Attached workshop
• Three clubhouses

Tags

• GUARD GATED COMMUNITY
• QUIET CORNER LOT
• RECENTLY UPDATED SKIRTING
• BRIGHT SUNROOM
• ATTACHED WORKSHOP
• THREE CLUBHOUSES

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual HOA fees $1,980 (monthly $165)
• HOA & community: The Plantation at Leesburg HOA with required monthly fee ($165); Association amenities: clubhouse, fitness center, pool, tennis courts, shuffleboard, recreation facilities, trails, golf course, maintenance, vehicle restrictions, fence restrictions, community mailbox; Association fee includes: 24-hour guard, pool, escrow reserves, management, recreational facilities, security; Association approval required; Senior community; Pets allowed (cats and dogs); Community features include: sidewalks, golf, pool, association-owned recreation, deed restrictions, golf carts OK

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community; 24-hour guard (HOA provided)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available
• Home design: Manufactured home (double wide); Single-story (one level); Faces northwest; PUD
• Construction: Metal siding and frame construction; Shingle roof; Crawlspace foundation; Built as a double wide
• Exterior features: Covered, screened side porch; Sidewalk; Sliding doors; Storage; Shed(s), workshop

Interior

• Kitchen: Disposal; Freezer; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Thermostat; Walk-in closet(s); Florida room
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.4% in Leesburg — 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 62/100 on livability (#751 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities 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 soft (-0.9%/yr); 797 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% of the median local income ($58k/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 135 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $149k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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 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: 1.08% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $202,944
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25101 Barrow Hl	0.20mi	2/2.0	1,446 (+8%)	10mo	$135,000	$93	70
25605 Belle Alliance	0.69mi	2/2.0	1,393 (+4%)	14mo	$210,000	$151	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-26,471
• Equity at exit: $28,181

10-year hold

• IRR: -12.3%
• Equity multiple: 0.38×
• Total profit: $-32,779
• Equity at exit: $16,341

Cash invested: $52,920 (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: 797
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$991
• Tax from tax record: −$221 /mo · $2,649/yr
• Insurance: −$79
• HOA: −$165
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $157

Break-even live

Break-even rent $1,843

Max offer price $189,000

Occupancy floor 87%

Sensitivity live

Price	-10% $264	-5% $211	+0% $157	+5% $104	+10% $50
Rent	-10% $-4	-5% $77	+0% $157	+5% $238	+10% $319
Rate	-1.0pp $252	-0.5pp $205	base $157	+0.5pp $108	+1.0pp $58

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5009 El Destino Dr Leesburg, FL	2.0	2.0	1428	$2,450	$1.72	25d	1	0.11mi
25533 Belle Helene Leesburg, FL	2.0	2.0	1352	$1,650	$1.22	6d	1	0.44mi
25049 Navel Ave Leesburg, FL	2.0	2.0	1430	$2,800	$1.96	25d	1	0.44mi
4728 Belle Grv Leesburg, FL	2.0	2.0	1480	$1,700	$1.15	25d	1	0.49mi
4501 River Ridge Dr Leesburg, FL	2.0	2.0	1467	$1,725	$1.18	6d	1	0.92mi
3690 Arlington Ridge Blvd Leesburg, FL	3.0	2.0	1699	$2,200	$1.29	19d	1	1.36mi
10140 Huntingnet Way Leesburg, FL	3.0	2.0	1589	$2,250	$1.42	25d	1	1.43mi
5440 Rosewall Cir Leesburg, FL	2.0	2.0	1200	$1,950	$1.62	6d	1	1.44mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-21
   days on market $189,000 Active 135 DOM
2. 2026-06-18
   days on market $189,000 Active 132 DOM
3. 2026-06-17
   days on market $189,000 Active 131 DOM
4. 2026-06-16
   days on market $189,000 Active 130 DOM
5. 2026-06-15
   days on market $189,000 Active 129 DOM
6. 2026-06-13
   days on market $189,000 Active 127 DOM
7. 2026-06-09
   days on market $189,000 Active 123 DOM
8. 2026-06-08
   days on market $189,000 Active 122 DOM
9. 2026-06-07
   days on market $189,000 Active 121 DOM
10. 2026-06-04
    days on market $189,000 Active 118 DOM
11. 2026-06-03
    days on market $189,000 Active 117 DOM
12. 2026-06-02
    days on market $189,000 Active 116 DOM
13. 2026-06-02
    days on market $189,000 Active 115 DOM
14. 2026-05-31
    days on market $189,000 Active 114 DOM
15. 2026-04-17
    price $189,000
16. 2026-02-06
    listed $199,000 Active
17. 2023-09-27
    listed $219,990 Active
18. 2021-11-12
    soldstatus $149,000
19. 2021-11-05
    soldstatus $149,000 Closed 652-char remark

    Show marketing remark (652 chars)

    Nice home in great condition. Newer roof, windows, floors and range. Both Bathrooms remodeled. Very clean. Open floor plan. Kitchen offers plenty of natural light and cabinet space. Dinette area with built in china cabinet. Living room opens to lanai with new windows. Owners suite with private bathroom and lots of storage. Guest room and guest bathroom. Large laundry room located inside with plenty of room for office space. Plantation offers 3 swimming pools, 2 golf courses, restaurant, lounge, walking trails, softball, tennis, pickle ball, many activities. Low HOA $105 a month. Very well maintained community. Great location in Central Florida.

20. 2021-10-06
    status Pending 652-char remark

    Show marketing remark (652 chars)

    Nice home in great condition. Newer roof, windows, floors and range. Both Bathrooms remodeled. Very clean. Open floor plan. Kitchen offers plenty of natural light and cabinet space. Dinette area with built in china cabinet. Living room opens to lanai with new windows. Owners suite with private bathroom and lots of storage. Guest room and guest bathroom. Large laundry room located inside with plenty of room for office space. Plantation offers 3 swimming pools, 2 golf courses, restaurant, lounge, walking trails, softball, tennis, pickle ball, many activities. Low HOA $105 a month. Very well maintained community. Great location in Central Florida.

21. 2021-09-29
    listed $149,000 Active 652-char remark

    Show marketing remark (652 chars)

    Nice home in great condition. Newer roof, windows, floors and range. Both Bathrooms remodeled. Very clean. Open floor plan. Kitchen offers plenty of natural light and cabinet space. Dinette area with built in china cabinet. Living room opens to lanai with new windows. Owners suite with private bathroom and lots of storage. Guest room and guest bathroom. Large laundry room located inside with plenty of room for office space. Plantation offers 3 swimming pools, 2 golf courses, restaurant, lounge, walking trails, softball, tennis, pickle ball, many activities. Low HOA $105 a month. Very well maintained community. Great location in Central Florida.

ⓘ 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: $2,649 · $221/mo
• Projected year-2 tax: $2,649 · $221/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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,500
• − Mortgage interest: −$10,587
• − Property taxes: −$2,649
• − Insurance: −$945
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$1,980
• − Depreciation: −$5,498
• Taxable loss: −$1,079
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $2,146/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 — 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 · 364,602 people
• City population: 70,232
• 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

+26.8% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-27 Listed $219,990 Stellar MLS as Distributed by MLS Grid
• 2021-11-12 Sold (Public Records) $149,000 Public Records
• 2021-11-05 Sold (MLS) $149,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-29 Listed $149,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.0%/yr

Latest (2025): $2,649 · +2.3% YoY. Source: county tax records.