37848 Maywood Bay Dr · Lisbon, FL 34788

$219,000

3 bd · 2.0 ba · 1,863 sqft · Condo public records · 17 Days on market

Built 2003 $330/mo HOA · 16% of rent

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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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home can simply be described as a WOW factor. BUY FULLY FURNISHED WITH TOP OF THE RANGE FURNITURE FOR $139,900.Over $50,000 has been spent on the property and it is magnificent. The kitchen is 25 feet in length and all the cabinets are wood. Work surfaces are corian. There is an island in the center of the kitchen and a breakfast area beside the patio doors. The kitchen and patio overlook the trees. The patio itself has an awning which gives protection against the sun. There is a dining area at the end of the kitchen or alternatively the main dining table can be located in the living room. The kitchen is paradise for anyone who loves to cook and has over 25 feet of cabinets alone. The washer and dryer are in the kitchen behind closed doors. To the rear of the property is a screened lanai. When it rains there are glass windows to protect the furniture. The bedrooms are a good size, particularly the master bedroom which has an en suite. A large tree at the side gives shade against the rays of the sun. There is ample room at the side to build a garage if desired. . A storage shed is already attached to the home. The home owners fees cover grass cutting, basic cable and the clubhouse with all facilities. The community has its own heated swimming pool and spa, shuffleboard, dock on Lake Yale for fishing and there are boat docks. This 55 plus community is a highly sought after location. It is a wonderful home and location for retirement. Viewing is worth a visit just to experience the home itself.

Key facts

• Own your own lot
• Screened lanai
• Enclosed lanai

Tags

• ENCLOSED LANAI
• SCREENED LANAI
• OWN YOUR OWN LOT
• CLUBHOUSE WITH MEETING ROOM
• OUTDOOR HEATED SWIMMING POOL
• FISHING PIER WITH BOAT DOCK

Property features AI

Finance

• Other: Living area approximately 1,863 sq ft (public records); Building area total approximately 2,864 sq ft (public records); Lot about 0.22 acres on a private maintained asphalt road; Located in Lake Yale Estates with directions available
• Financial info: Total monthly fees $330 (total annual fees $3,960); Lease restrictions apply
• HOA & community: Has HOA (monthly fee $330; required; approval required); HOA includes structure maintenance; Community clubhouse, pool, spa/hot tub, shuffleboard court; Community allows golf carts; Dog park on site; Pets allowed with breed restrictions (cats and dogs OK, max pet weight 100 lbs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high‑speed internet available; Water connected; Sewer connected
• Home design: Manufactured home (triple wide); Attached property; One level; Faces south; Residential, completed condition
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Storage; Lake access with fishing pier

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (3.0% below list).
• Recommended offer: $203k (7.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#642 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools 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: 285 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,125/mo this rent would consume 47% of the median local household income ($54k/yr) (locally 406% of renters already pay >50% of income on rent) — 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 $7k 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 17 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,871 (7.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-41,113
• Equity at exit: $32,654

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-42,517
• Equity at exit: $18,935

Cash invested: $61,320 (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 34788

• Home prices YoY: -18.2%
• Active inventory: 285
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$91
• HOA: −$330
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-91

Break-even live

Break-even rent $2,241

Max offer price $202,871

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-29	+0% $-91	+5% $-153	+10% $-215
Rent	-10% $-259	-5% $-175	+0% $-91	+5% $-7	+10% $77
Rate	-1.0pp $19	-0.5pp $-36	base $-91	+0.5pp $-148	+1.0pp $-206

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: cablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $219,000 Active 17 DOM
2. 2026-06-17
   price $219,000 Active 16 DOM
3. 2026-06-17
   days on market $224,000 Active 16 DOM
4. 2026-06-16
   days on market $224,000 Active 15 DOM
5. 2026-06-15
   days on market $224,000 Active 14 DOM
6. 2026-06-13
   days on market $224,000 Active 12 DOM
7. 2026-06-09
   days on market $224,000 Active 8 DOM
8. 2026-06-08
   days on market $224,000 Active 7 DOM
9. 2026-06-07
   days on market $224,000 Active 6 DOM
10. 2026-06-04
    days on market $224,000 Active 3 DOM
11. 2026-06-03
    days on market $224,000 Active 2 DOM
12. 2026-06-01
    remarks 687-char remark
13. 2026-06-01
    listed $224,000 Active 1 DOM

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,405 · $200/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 9/10 Extreme 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,501
• − Mortgage interest: −$12,267
• − Property taxes: −$2,405
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$3,960
• − Depreciation: −$6,371
• Taxable loss: −$4,677
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $27/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 — Lisbon

• Score: 65/100
• State rank: #642
• US rank: #12649

Category grades

Amenities F Commute F Cost of living B- 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: 21,867
• 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: 406.0

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 (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%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 9% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -61.07%
• Current HPI: 273.6616
• 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

+622.6% since first listed

13 events — show timeline

• 2026-06-01 Listed $224,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Sold (Public Records) $200,000 Public Records
• 2021-09-09 Sold (Public Records) $165,000 Public Records
• 2018-11-29 Sold (Public Records) $135,000 Public Records
• 2018-11-15 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-09-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-09-08 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2012-11-09 Sold (Public Records) $87,500 Public Records
• 2012-11-06 Sold (MLS) $87,500 Stellar MLS as Distributed by MLS Grid
• 2012-06-20 Listed $97,950 Stellar MLS as Distributed by MLS Grid
• 2003-06-27 Sold (Public Records) $31,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,405 · +2.7% YoY. Source: county tax records.