563 Tammi Dr · Lisbon, FL 34788

$85,000

2 bd · 2.0 ba · 1,058 sqft · Condo public records · 201 Days on market

Built 1975 $165/mo HOA · 10% of rent ↓ 19% 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

Looking for the Perfect Florida Winter Getaway? Escape the cold and enjoy the warmth of Central Florida in this charming home located in a welcoming 55+ community. Ideal for snowbirds, this property offers lock-and-leave convenience, friendly neighbors, and access to amenities that make seasonal living easy and enjoyable. Spend your winters enjoying community activities, nearby lakes, local festivals, and historic Mount Dora, then head north knowing your home is safe and low-maintenance. Experience seasonal or full-time living, affordable Florida ownership, active adult lifestyle and close to shopping & medical care. Florida winters start here at Bonfire Mobile Home Park, a friendly

Key facts

• Sunny florida room
• Double-wide driveway
• Clubhouse amenities

Tags

• PRIME HAYNES CREEK LOCATION
• DOUBLE-WIDE DRIVEWAY
• TWO SHEDS
• SUNNY FLORIDA ROOM
• CLUBHOUSE AMENITIES
• HEATED POOL

Property features AI

Finance

• Other: Furnished; Third-party listing; Directions: Bonfire Mobile Home Community is at the corner of SR 44 and 473
• Financial info: Total monthly fees $165; Total annual fees $1,980; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $165); Association amenities: clubhouse, laundry, pool, recreation facilities; Association approval required; Association fee includes common area taxes, pool, recreational facilities, sewer, water; Community features: association recreation (owned), buyer approval required, clubhouse, deed restrictions, golf carts allowed, pool; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Private water; Private sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Residential mobile home (double wide); One story; East-facing; Entry level: One
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as double wide mobile home
• Exterior features: Rain gutters; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closets; Window shades
• Laundry & utility: Washer; Dryer; Electric water heater; Outside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 5.5% 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: 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; 3 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 ($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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (19%) 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 2.02% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.89%
• DSCR: 2.24
• GRM: 4.1

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: 22.1%
• Equity multiple: 1.91×
• Total profit: $21,623
• Equity at exit: $12,674

10-year hold

• IRR: 30.3%
• Equity multiple: 3.72×
• Total profit: $64,850
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$159 /mo · $1,909/yr
• Insurance: −$35
• HOA: −$165
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $553

Break-even live

Break-even rent $1,019

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• 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	24d	1	1.16mi
112 Crossways Dr Leesburg, FL	3.0	2.0	1200	$1,800	$1.50	5d	1	1.26mi
147 Woodland Dr Leesburg, FL	3.0	2.0	1372	$1,449	$1.06	24d	1	1.27mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 201 DOM
2. 2026-06-17
   days on market $85,000 Active 200 DOM
3. 2026-06-16
   days on market $85,000 Active 199 DOM
4. 2026-06-15
   days on market $85,000 Active 198 DOM
5. 2026-06-13
   days on market $85,000 Active 196 DOM
6. 2026-06-09
   days on market $85,000 Active 192 DOM
7. 2026-06-08
   days on market $85,000 Active 191 DOM
8. 2026-06-07
   days on market $85,000 Active 190 DOM
9. 2026-06-04
   days on market $85,000 Active 187 DOM
10. 2026-06-03
    days on market $85,000 Active 186 DOM
11. 2026-06-02
    days on market $85,000 Active 185 DOM
12. 2026-06-02
    days on market $85,000 Active 184 DOM
13. 2026-05-31
    days on market $85,000 Active 183 DOM
14. 2026-05-26
    status Active
15. 2026-05-26
    price $85,000
16. 2026-05-08
    historical
17. 2026-04-27
    price $95,000
18. 2026-01-09
    price $100,000
19. 2025-11-11
    listed $105,000 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: $1,909 · $159/mo
• Projected year-2 tax: $1,909 · $159/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: $20,635
• − Mortgage interest: −$4,761
• − Property taxes: −$1,909
• − Insurance: −$425
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − HOA: −$1,980
• − Depreciation: −$2,473
• Taxable income: $5,786
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $5,250/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

-19.0% since first listed

6 events — show timeline

• 2026-05-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Listed $105,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.7%/yr

Latest (2025): $1,909 · +3.5% YoY. Source: county tax records.