6358 Sanders Grove Cir · Leesburg, FL 34762

$305,000

3 bd · 2.0 ba · 1,690 sqft · SingleFamily public records · 50 Days on market

Built 2023 7,032 sqft lot Est $289k · 6% over $62/mo HOA · 3% of rent ↓ 59% since listing

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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 +7.3/30.0
• Appreciation +7.0/10.0
• ARV discount +5.0/15.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks

Under contract-accepting backup offers. Experience the perfect blend of modern comfort, privacy, and convenience at 6358 Sanders Grove Circle, Okahumpka. Built in 2023 by renowned builder DR Horton, this beautifully maintained 3-bedroom, 2-bath residence offers the advantages of newer construction without the wait, creating an exceptional opportunity for today's buyer. Perfectly positioned on a premium corner lot with no rear neighbors, this home provides added privacy, enhanced curb appeal, and a more spacious setting rarely found in comparable properties. The thoughtfully designed split-bedroom floor plan balances functionality and comfort, while the open-concept living spaces create an i

Key facts

• 7,032 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Financial info: Total annual HOA fees $744
• HOA & community: Monthly HOA fee of $62 (association: Access Residential Management); Senior community; Cats and dogs allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; High-speed internet available (BB/HS); Electricity connected
• Home design: Single-family residence; Northwest facing; One story; Entry level: One
• Construction: Stucco exterior; Shingle roof; Block foundation; Built on lot of about 0.16 acres
• Exterior features: Lighting; Sidewalk; Sliding doors; Irrigation system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Kitchen/family room combo; Open floorplan; Solid surface counters; Thermostat
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (29.0% below list).
• Recommended offer: $217k (29.0% 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: 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: 96 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (3.9% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,644 (29.0% 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 50 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $288,990
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5723 Hiawassee Rd	0.13mi	4/2.0 (+1)	1,758 (+4%)	1mo	$339,495	$193	81
106 Hibiscus Way	0.46mi	3/2.0	1,750 (+4%)	15mo	$235,000	$134	60
27709 Snow Orchid Ct	0.40mi	3/2.0	1,838 (+9%)	10mo	$315,000	$171	59
5921 Candle Glow Pl	0.53mi	3/2.0	1,894 (+12%)	3mo	$307,500	$162	53
27400 Stoney Brook Dr	0.65mi	3/2.5	1,818 (+8%)	5mo	$350,000	$193	50
5712 Blue Savannah Dr	0.70mi	3/2.0	1,860 (+10%)	1mo	$325,000	$175	50
27206 Jade Isle Ct	0.74mi	3/2.0	1,818 (+8%)	17mo	$225,000	$124	39
5722 Blue Savannah Dr	0.72mi	3/2.0	1,471 (-13%)	7mo	$265,000	$180	39
5347 Aurora Dr	0.73mi	3/2.0	1,471 (-13%)	7mo	$225,000	$153	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.30×
• Total profit: $25,873
• Equity at exit: $153,133

10-year hold

• IRR: 7.8%
• Equity multiple: 2.30×
• Total profit: $110,690
• Equity at exit: $249,268

Cash invested: $85,400 (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 34762

• Home prices YoY: 1.1%
• Active inventory: 96
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,166 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$330 /mo · $3,963/yr
• Insurance: −$127
• HOA: −$62
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-407

Break-even live

Break-even rent $2,682

Max offer price $233,051

Occupancy floor —

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26840 Racquet Cir Leesburg, FL	3.0	2.0	1836	$1,950	$1.06	24d	1	0.90mi
6015 Nightjar Ct Okahumpka, FL	3.0	2.0	1725	$2,495	$1.45	11d	1	0.92mi
5440 Rosewall Cir Leesburg, FL	2.0	2.0	1200	$1,950	$1.62	5d	1	1.19mi

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 22 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   status $305,000 Pending 50 DOM
3. 2026-06-16
   days on market $305,000 Active 50 DOM
4. 2026-06-15
   days on market $305,000 Active 49 DOM
5. 2026-06-13
   days on market $305,000 Active 47 DOM
6. 2026-06-09
   days on market $305,000 Active 43 DOM
7. 2026-06-08
   days on market $305,000 Active 42 DOM
8. 2026-06-07
   days on market $305,000 Active 41 DOM
9. 2026-06-04
   days on market $305,000 Active 38 DOM
10. 2026-06-03
    days on market $305,000 Active 37 DOM
11. 2026-06-02
    days on market $305,000 Active 36 DOM
12. 2026-06-01
    days on market $305,000 Active 35 DOM
13. 2026-05-31
    days on market $305,000 Active 34 DOM
14. 2026-04-27
    listed $305,000 Active
15. 2024-11-20
    historical
16. 2024-08-05
    price $312,000
17. 2024-06-26
    price $316,000
18. 2024-05-31
    listed $324,650 Active
19. 2022-07-01
    soldstatus $2,262,000
20. 2021-07-19
    soldstatus $7,400,000
21. 2010-07-29
    soldstatus $750,100
22. 2010-07-16
    soldstatus $750,100

ⓘ 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: $3,963 · $330/mo
• Projected year-2 tax: $3,963 · $330/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 ≥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: $25,997
• − Mortgage interest: −$17,085
• − Property taxes: −$3,963
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$744
• − Depreciation: −$8,873
• Taxable loss: −$10,352
• Est. tax savings @ 24.0%: +$2,484
• After-tax cash flow: $-2,403/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

• Census place: Leesburg, FL
• City population: 70,232
• Population (ZIP): 580

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 16% Black 12%
• Hispanic origin (detail): Cuban 13%
• Foreign-born: 13% · Canada
• Languages at home: 82% English-only · Spanish 18%

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: ▲ 3.92%
• Current HPI: 365.7475
• Rent YoY: —
• Metro: —
• 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

-59.3% since first listed

9 events — show timeline

• 2026-04-27 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-05 Price Changed $312,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-26 Price Changed $316,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-31 Listed $324,650 Stellar MLS as Distributed by MLS Grid
• 2022-07-01 Sold (Public Records) $2,262,000 Public Records
• 2021-07-19 Sold (Public Records) $7,400,000 Public Records
• 2010-07-29 Sold (Public Records) $750,100 Public Records
• 2010-07-16 Sold (Public Records) $750,100 Public Records

Property tax history

+26.7%/yr

Latest (2025): $3,963 · -14.5% YoY. Source: county tax records.