1832 W Schwartz Blvd · Lady Lake, FL 32159

$80,000

2 bd · 2.0 ba · 936 sqft · Manufactured public records · 2 Days on market

Built 1986 6,868 sqft lot

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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
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Manufactured Home.

Key facts

• Landscaped yard
• Community pools
• Enclosed lanai

Tags

• ENCLOSED LANAI
• LANDSCAPED YARD
• COMMUNITY POOLS
• SIGNATURE LIFESTYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 19.8% vs local median 4.1% in Lady Lake — 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 69/100 on livability (#457 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment 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: Rents rising fast (+4.0%/yr); 576 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($59k/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 $553 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 2.34% ✓
• Cap rate: 19.81%
• Cash-on-cash: 48.28%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $208,728
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Orchid St	0.19mi	2/2.0	1,040 (+11%)	3mo	$260,000	$250	70
726 Orchid St	0.26mi	2/2.0	1,040 (+11%)	5mo	$205,000	$197	65
1620 W Schwartz Blvd	0.70mi	2/2.0	1,008 (+8%)	0mo	$225,000	$223	54

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 3.07×
• Total profit: $46,439
• Equity at exit: $11,928

10-year hold

• IRR: 53.2%
• Equity multiple: 6.48×
• Total profit: $122,750
• Equity at exit: $6,917

Cash invested: $22,400 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 576
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$420
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $901

Break-even live

Break-even rent $734

Max offer price $80,000

Occupancy floor 47%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	23d	1	0.08mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	23d	1	0.34mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	23d	1	0.62mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	1d	1	0.65mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	20d	36	0.70mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	20d	38	0.75mi
804 Weeping Willow Ave Lady Lake, FL	2.0	1.0	672	$1,300	$1.93	16d	1	1.05mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	23d	1	1.05mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	23d	1	1.36mi

Listing history 15 events

1. 2026-05-06
   status Pending
2. 2026-02-07
   status Pending
3. 2026-02-04
   listed $80,000 Active
4. 2019-06-06
   soldstatus $110,766
5. 2019-06-03
   soldstatus $110,766 Sold 28-char remark

   Show marketing remark (28 chars)

   Beautiful Manufactured Home.

6. 2019-03-04
   historical 28-char remark

   Show marketing remark (28 chars)

   Beautiful Manufactured Home.

7. 2019-03-03
   listed $125,000 28-char remark

   Show marketing remark (28 chars)

   Beautiful Manufactured Home.

8. 2016-07-18
   soldstatus $110,000
9. 2015-09-28
   soldstatus $81,000 Sold 154-char remark

   Show marketing remark (154 chars)

   In THE VILLAGES 2 bedroom 2 bath HOME IN ORANGE BLOSSOM GARDENS. HOME FEATURES LIVING ROOM/DINING ROOM HAS WOOD WITH LAMINATE FLOORING AND ENCLOSED PORCH.

10. 2015-08-29
    status Pending 154-char remark

    Show marketing remark (154 chars)

    In THE VILLAGES 2 bedroom 2 bath HOME IN ORANGE BLOSSOM GARDENS. HOME FEATURES LIVING ROOM/DINING ROOM HAS WOOD WITH LAMINATE FLOORING AND ENCLOSED PORCH.

11. 2015-08-20
    listed $81,000 Active 154-char remark

    Show marketing remark (154 chars)

    In THE VILLAGES 2 bedroom 2 bath HOME IN ORANGE BLOSSOM GARDENS. HOME FEATURES LIVING ROOM/DINING ROOM HAS WOOD WITH LAMINATE FLOORING AND ENCLOSED PORCH.

12. 2014-07-15
    historical
13. 2014-06-11
    status Pending
14. 2014-06-10
    historical
15. 2014-05-19
    listed $76,000 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: $1,522 · $127/mo
• Projected year-2 tax: $1,522 · $127/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,493
• − Mortgage interest: −$4,481
• − Property taxes: −$1,522
• − Insurance: −$400
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$2,327
• Taxable income: $10,164
• Est. tax owed @ 24.0%: −$2,439
• After-tax cash flow: $8,374/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 — Lady Lake

• Score: 69/100
• State rank: #457
• US rank: #8302

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety A- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lady Lake, FL
• County: Lake County · 364,602 people
• City population: 32,107
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• 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

+5.3% since first listed

15 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-06 Sold (Public Records) $110,766 Public Records
• 2019-06-03 Sold (MLS) $110,766 Stellar MLS as Distributed by MLS Grid
• 2019-03-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-03-03 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-18 Sold (Public Records) $110,000 Public Records
• 2015-09-28 Sold (MLS) $81,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-20 Listed $81,000 Stellar MLS as Distributed by MLS Grid
• 2014-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-19 Listed $76,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $1,522 · +22.0% YoY. Source: county tax records.