1306 Westland Dr · Tavares, FL 32778

$124,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 108 Days on market

Built 1986 8,694 sqft lot Est $153k · 19% under

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller recently replaced plumbing and electrical service at the pole. PLUS the tie-downs have been upgraded to code!! Come to beautiful Lake County Florida and enjoy the relaxing lifestyle of this 55+ community. This two bedroom, two bath fully furnished home on a double lot (one lot can be split out and can be sold and used for another residence) has a spacious well-equipped kitchen that opens to the living room. The primary bathroom has been recently renovated with a walk-in shower, new vanity and luxury vinyl plank flooring. The kitchen has an area for eating, a breakfast bar, and an island that gives additional space for baking or entertaining. Relax in the oversized Florida room, or ti

Key facts

• New vanity
• Upgraded tie-downs
• Walk-in shower

Tags

• REPLACED PLUMBING
• REPLACED ELECTRICAL SERVICE
• UPGRADED TIE-DOWNS
• WALK-IN SHOWER
• NEW VANITY
• LUXURY VINYL PLANK FLOORING

Property features AI

Exterior

• Home design: Single-family house; Living area about 840
• Exterior features: Lot approximately 8,694 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $113k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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); 507 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% of the median local income ($63k/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 $857 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $46k; list at $124k implies a 170% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.28% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $152,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1338 Westland Dr	0.09mi	3/2.0 (+1)	960 (+14%)	13mo	$175,000	$182	56

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $6,960
• Equity at exit: $18,489

10-year hold

• IRR: 15.5%
• Equity multiple: 2.32×
• Total profit: $45,888
• Equity at exit: $10,721

Cash invested: $34,720 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 507
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $398

Break-even live

Break-even rent $1,085

Max offer price $124,000

Occupancy floor 70%

Sensitivity live

Price	-10% $483	-5% $441	+0% $398	+5% $355	+10% $312
Rent	-10% $272	-5% $335	+0% $398	+5% $461	+10% $523
Rate	-1.0pp $460	-0.5pp $429	base $398	+0.5pp $366	+1.0pp $333

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 County Dr Tavares, FL	2.0	1.0	644	$1,150	$1.79	25d	1	0.17mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	25d	1	0.56mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	4d	1	0.67mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	25d	1	0.94mi

Listing history 28 events

1. 2026-06-21
   days on market $124,000 Active 108 DOM
2. 2026-06-18
   days on market $124,000 Active 105 DOM
3. 2026-06-17
   days on market $124,000 Active 104 DOM
4. 2026-06-16
   days on market $124,000 Active 103 DOM
5. 2026-06-15
   days on market $124,000 Active 102 DOM
6. 2026-06-13
   days on market $124,000 Active 100 DOM
7. 2026-06-09
   days on market $124,000 Active 96 DOM
8. 2026-06-08
   days on market $124,000 Active 95 DOM
9. 2026-06-07
   days on market $124,000 Active 94 DOM
10. 2026-06-04
    days on market $124,000 Active 91 DOM
11. 2026-06-03
    days on market $124,000 Active 90 DOM
12. 2026-06-02
    days on market $124,000 Active 89 DOM
13. 2026-06-02
    days on market $124,000 Active 88 DOM
14. 2026-05-31
    days on market $124,000 Active 87 DOM
15. 2026-03-05
    listed $124,000 Active
16. 2026-01-09
    historical
17. 2025-07-10
    status Active
18. 2025-06-30
    historical
19. 2025-05-03
    price $124,000
20. 2024-12-29
    status Active
21. 2024-12-14
    status Pending
22. 2024-11-30
    price $134,000
23. 2024-08-26
    status Active
24. 2024-07-11
    status Pending
25. 2024-06-28
    status Active
26. 2024-06-22
    status Pending
27. 2024-05-23
    listed $135,000 Active
28. 2018-05-08
    soldstatus $46,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,059
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$3,607
• Taxable income: $2,976
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $4,059/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Other Asian/Pacific 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+169.6% since first listed

14 events — show timeline

• 2026-03-05 Listed $124,000 ForSaleByOwner.com
• 2026-01-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-03 Price Changed $124,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-30 Price Changed $134,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-23 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-08 Sold (Public Records) $46,000 Public Records

Property tax history

-34.3%/yr

Latest (2022): $10 · +132.5% YoY. Source: county tax records.