522 Tammi Dr · Lisbon, FL 34788

$109,900

2 bd · 2.0 ba · 1,078 sqft · Condo public records · 44 Days on market

Built 1971 $170/mo HOA · 10% of rent ↓ 25% since listing

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2-bedroom, 2-bath mobile home located in Leesburg within the desirable 55+ community of Bonfire Mobile Village. This home features laminate flooring throughout the main living areas, kitchen, and dining space, creating a clean and cohesive feel. The updated kitchen offers upgraded cabinetry along with stainless steel appliances including a refrigerator, range, microwave, and Frigidaire dishwasher. Enjoy additional living space in the screened-in Florida room with ceramic tile flooring — the perfect place to relax and enjoy Florida’s year-round sunshine. The home also features electric heat, a newer electric water heater, and a covered outdoor laun

Key facts

• Laminate flooring
• Updated kitchen
• 2 parking spots

Tags

• LAMINATE FLOORING
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• SCREENED-IN FLORIDA ROOM
• CERAMIC TILE FLOORING
• COVERED OUTDOOR LAUNDRY

Property features AI

Finance

• Other: Taxes listed for 2025; Listing provided by EXP REALTY LLC
• Financial info: Total annual fees: $2,040; Lease restrictions not required
• HOA & community: Part of Bonfire Mobile Village with monthly HOA fee of $170; HOA includes common area taxes, pool, recreational facilities, sewer, trash and water; Association approval required; Senior community; Clubhouse and community mailbox; Pets allowed (cats and dogs); Buyer approval required

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected
• Home design: Residential mobile home (single wide); One level; Faces southeast; Homesteaded
• Construction: Frame construction; Metal roof; Pillar/post/pier foundation; Built on a 0.01-acre lot
• Exterior features: Awning(s); Public paved road access; Lake access (Chain of Lakes)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.3% in Lisbon — 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 65/100 on livability (#642 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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); Tavares Middle School (math 43% / reading 40%, grade F, #348 of 571 statewide, top 62%, 1,070 students, 58% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL).
• Market conditions: 288 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% of the median local income ($54k/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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.57% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.94%
• DSCR: 1.84
• GRM: 5.3

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $13,225
• Equity at exit: $16,386

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $51,746
• Equity at exit: $9,502

Cash invested: $30,772 (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: 288
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$46
• HOA: −$170
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $486

Break-even live

Break-even rent $1,108

Max offer price $109,900

Occupancy floor 67%

Sensitivity live

Price	-10% $548	-5% $517	+0% $486	+5% $455	+10% $424
Rent	-10% $350	-5% $418	+0% $486	+5% $554	+10% $622
Rate	-1.0pp $541	-0.5pp $514	base $486	+0.5pp $457	+1.0pp $428

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Aberdeen Cir Leesburg, FL	2.0	2.0	1072	$1,400	$1.31	25d	1	1.20mi
112 Crossways Dr Leesburg, FL	3.0	2.0	1200	$1,800	$1.50	6d	1	1.21mi
147 Woodland Dr Leesburg, FL	3.0	2.0	1372	$1,449	$1.06	25d	1	1.22mi

HOA detail condo

• Monthly dues: $170 · $2,040/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $109,900 Active 44 DOM
2. 2026-06-18
   days on market $109,900 Active 41 DOM
3. 2026-06-17
   price $109,900 Active 40 DOM
4. 2026-06-17
   days on market $120,000 Active 40 DOM
5. 2026-06-16
   days on market $120,000 Active 39 DOM
6. 2026-06-15
   days on market $120,000 Active 38 DOM
7. 2026-06-13
   days on market $120,000 Active 36 DOM
8. 2026-06-09
   days on market $120,000 Active 32 DOM
9. 2026-06-08
   days on market $120,000 Active 31 DOM
10. 2026-06-07
    days on market $120,000 Active 30 DOM
11. 2026-06-04
    days on market $120,000 Active 27 DOM
12. 2026-06-03
    days on market $120,000 Active 26 DOM
13. 2026-06-02
    days on market $120,000 Active 25 DOM
14. 2026-06-01
    days on market $120,000 Active 24 DOM
15. 2026-05-31
    days on market $120,000 Active 23 DOM
16. 2026-05-08
    listed $120,000 Active
17. 2025-07-15
    historical
18. 2025-04-18
    price $149,900
19. 2025-03-09
    price $150,000
20. 2025-02-18
    price $152,500
21. 2025-02-10
    price $155,000
22. 2025-01-15
    listed $159,900 Active

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,000 · $83/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 ≥107°F today · 19 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: $20,676
• − Mortgage interest: −$6,156
• − Property taxes: −$1,000
• − Insurance: −$550
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − HOA: −$2,040
• − Depreciation: −$3,197
• Taxable income: $4,425
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $4,767/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

-25.0% since first listed

7 events — show timeline

• 2026-05-08 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-09 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-18 Price Changed $152,500 Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Listed $159,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.7%/yr

Latest (2025): $1,000 · +3.8% YoY. Source: county tax records.