17110 Live Oak Ln · Montverde, FL 34756

$215,000

3 bd · 2.0 ba · 1,260 sqft · Manufactured public records · 35 Days on market

Built 1982 6,657 sqft lot $50/mo HOA · 1% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.3/10.0

Listing remarks MLS

Very desirable location. Needs TLC. Owner is motivated.

Key facts

• Privacy
• Outdoor entertaining
• Large yard

Tags

• SPACIOUS LOT
• MATURE TREES
• NO HOA
• LARGE YARD
• OUTDOOR ENTERTAINING
• PRIVACY

Property features AI

Finance

• Other: Total annual fees: $600; No lease restrictions indicated
• HOA & community: Monthly association fee of $50 (Montverde Mobil home Assc/Debbie); Pets allowed

Exterior

• Utilities: Public sewer; Water available; Electricity available; Cable available; No water source specified
• Home design: Manufactured single-wide home; One story; Faces northwest; Residential property
• Construction: Metal frame construction; Shingle roof; Crawlspace with pillar/post/pier foundation; Built on a 0.15-acre lot (approx. 77 x 88)
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.2% in Montverde — 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 66/100 on livability (#598 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: 199 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 40% of the median local income ($108k/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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 13y 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.
• Current owner paid $51k; list at $215k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.66% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.81%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $65,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16919 Sugar Berry Ln	0.21mi	3/2.0	1,152 (-9%)	10mo	$60,000	$52	68

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: 21.9%
• Equity multiple: 1.90×
• Total profit: $54,042
• Equity at exit: $32,057

10-year hold

• IRR: 30.0%
• Equity multiple: 3.68×
• Total profit: $161,561
• Equity at exit: $18,589

Cash invested: $60,200 (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 34756

• Home prices YoY: -1.3%
• Active inventory: 199
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,576 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$90
• HOA: −$50
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $1,395

Break-even live

Break-even rent $1,810

Max offer price $215,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,517	-5% $1,456	+0% $1,395	+5% $1,334	+10% $1,274
Rent	-10% $1,113	-5% $1,254	+0% $1,395	+5% $1,536	+10% $1,678
Rate	-1.0pp $1,503	-0.5pp $1,450	base $1,395	+0.5pp $1,339	+1.0pp $1,283

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17530 County Road 455 Montverde, FL	3.0	2.0	1724	$2,400	$1.39	21d	1	0.89mi
16300 County Road 455 #401 Montverde, FL	3.0	3.0	1568	$3,750	$2.39	22d	1	1.03mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 50 events

1. 2026-06-18
   days on market $215,000 Active 35 DOM
2. 2026-06-17
   days on market $215,000 Active 34 DOM
3. 2026-06-16
   days on market $215,000 Active 33 DOM
4. 2026-06-15
   days on market $215,000 Active 32 DOM
5. 2026-06-13
   days on market $215,000 Active 30 DOM
6. 2026-06-09
   days on market $215,000 Active 26 DOM
7. 2026-06-08
   days on market $215,000 Active 25 DOM
8. 2026-06-07
   days on market $215,000 Active 24 DOM
9. 2026-06-04
   days on market $215,000 Active 21 DOM
10. 2026-06-03
    days on market $215,000 Active 20 DOM
11. 2026-06-02
    days on market $215,000 Active 19 DOM
12. 2026-06-01
    days on market $215,000 Active 18 DOM
13. 2026-05-31
    days on market $215,000 Active 17 DOM
14. 2026-05-14
    listed $215,000 Active
15. 2025-08-01
    historical $1,800
16. 2025-07-04
    listed $1,800
17. 2024-08-24
    historical $1,500
18. 2024-08-08
    listed $1,500
19. 2024-04-30
    historical
20. 2024-04-21
    price $195,000
21. 2024-02-28
    status Active
22. 2024-02-21
    status Pending
23. 2024-01-25
    price $198,000
24. 2023-12-14
    price $209,000
25. 2023-11-02
    price $218,900
26. 2023-10-11
    price $219,000
27. 2023-09-12
    listed $240,000 Active
28. 2020-06-24
    soldstatus $51,000
29. 2020-06-19
    soldstatus $51,000 Sold 55-char remark

    Show marketing remark (55 chars)

    Very desirable location. Needs TLC. Owner is motivated.

30. 2020-06-04
    status Pending 55-char remark

    Show marketing remark (55 chars)

    Very desirable location. Needs TLC. Owner is motivated.

31. 2020-03-24
    listed $56,000 Active 55-char remark

    Show marketing remark (55 chars)

    Very desirable location. Needs TLC. Owner is motivated.

32. 2019-04-07
    historical
33. 2019-04-01
    price $56,000
34. 2019-03-03
    price $60,000
35. 2018-10-11
    status Active
36. 2018-10-08
    historical
37. 2018-08-21
    price $66,000
38. 2018-07-09
    listed $69,000 Active
39. 2017-09-30
    historical
40. 2017-06-23
    listed $73,000 Active
41. 2017-06-19
    historical
42. 2017-06-05
    price $72,000
43. 2017-05-24
    status Active
44. 2017-05-22
    price $75,000
45. 2017-05-22
    status Active
46. 2017-05-22
    historical
47. 2017-04-17
    status Pending
48. 2017-04-01
    price $68,000
49. 2017-03-31
    listed $72,000 Active
50. 2017-03-31
    historical

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,909
• − Mortgage interest: −$12,043
• − Property taxes: −$1,951
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,433
• − Management: −$3,433
• − HOA: −$600
• − Depreciation: −$6,255
• Taxable income: $14,120
• Est. tax owed @ 24.0%: −$3,389
• After-tax cash flow: $13,354/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 — Montverde

• Score: 66/100
• State rank: #598
• US rank: #11453

Category grades

Amenities F Commute F Cost of living D 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: 4,876
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 4,876
• Household income: $108,500
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 24.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 17% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 6%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Mexico, Jamaica
• Languages at home: 84% English-only · Spanish 14% Arabic 2% 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: ▼ -5.42%
• Current HPI: 410.9213
• Rent YoY: —
• 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

+400.0% since first listed

54 events — show timeline

• 2026-05-14 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Rental Removed $1,800 STELLARMLS
• 2025-07-04 Listed for Rent $1,800 STELLARMLS
• 2024-08-24 Rental Removed $1,500 STELLARMLS
• 2024-08-08 Listed for Rent $1,500 STELLARMLS
• 2024-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-21 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-02-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-25 Price Changed $198,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-14 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-02 Price Changed $218,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-11 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-12 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-24 Sold (Public Records) $51,000 Public Records
• 2020-06-19 Sold (MLS) $51,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-24 Listed $56,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-01 Price Changed $56,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-03 Price Changed $60,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-10-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-08-21 Price Changed $66,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-09 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-06-23 Listed $73,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-06-05 Price Changed $72,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-05-22 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-05-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-01 Price Changed $68,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-31 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-03-23 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-16 Sold (Public Records) $48,000 Public Records
• 2016-05-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-29 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-24 Listed $52,500 Stellar MLS as Distributed by MLS Grid
• 2015-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-06-05 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-27 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listed $37,500 Stellar MLS as Distributed by MLS Grid
• 2014-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-12-12 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2013-11-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-08-20 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2013-05-07 Sold (Public Records) $45,000 Public Records
• 2002-01-30 Sold (Public Records) $43,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,951 · +14.0% YoY. Source: county tax records.