1306 Debra Dr · Lady Lake, FL 32159

$174,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 68 Days on market

Built 1977 8,965 sqft lot Est $172k · at est. $204/mo HOA · 10% of rent

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Why this score? — see what drove the C 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 +22.1/30.0
• 1% rule +7.1/10.0
• DSCR +7.1/10.0
• ARV discount +6.9/15.0
• 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

Welcome to this impeccably maintained, TURNKEY home just 1 mile from Spanish Springs Town Square! Perfectly positioned on an expansive homesite, this property is uniquely oriented sideways, creating a much more open and spacious feel than typical homes in the area. From the moment you arrive, you’ll notice the epoxy-painted driveway, Curb-It landscaped borders, and pride of ownership throughout. Step inside to find a home that has been lovingly cared for and is truly move-in ready, complete with furnishings and even a golf cart included—making your transition to The Villages lifestyle seamless and easy. The home features a glassed-in Florida Room at the front, perfect for enjoyi

Key facts

• Newer hvac system
• 8,965 sq ft lot
• Parking

Tags

• EPOXY PAINTED DRIVEWAY
• CURB IT LANDSCAPED BORDERS
• GLASSED IN FLORIDA ROOM
• NEWER HVAC SYSTEM
• RECENTLY INSTALLED DISHWASHER

Property features AI

Finance

• Other: Living area approximately 1,120 square feet; Lot approximately 0.21 acres (90 x 204); Zoned RES; Universal property ID available; Directions to property provided
• Financial info: Total annual fees: $2,448; Total monthly fees: $204; No lease restrictions indicated; Turnkey / furnished
• HOA & community: Community mailbox; Deed restrictions; Dog park; Fitness center; Golf carts allowed; Golf course access; Playground; Pool; Tennis courts; Senior community; Pets allowed

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Manufactured single wide home; One story; Northeast facing; Entry level: One
• Construction: Metal siding and frame construction; Metal roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Sliding doors; Near golf course; Oversized lot; Asphalt road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Thermostat
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 43% 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 $1k of loan paydown is wiped out by about $5k 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 68 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $175k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $164,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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 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: 1.21% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $172,480
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Truman Ave	0.40mi	2/2.0	1,152 (+3%)	10mo	$150,000	$130	68
813 Saint Andrews Blvd	0.45mi	2/2.0	1,191 (+6%)	6mo	$152,000	$128	63
524 Bonita Dr	0.68mi	2/2.0	1,144 (+2%)	3mo	$176,000	$154	62
713 Sharon Dr	0.55mi	2/2.0	1,008 (-10%)	5mo	$197,000	$195	54
1005 Matthew Ave	0.73mi	2/2.0	1,144 (+2%)	12mo	$165,000	$144	52
1620 W Schwartz Blvd	0.74mi	2/2.0	1,008 (-10%)	0mo	$225,000	$223	49

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-15,925
• Equity at exit: $26,078

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $9,158
• Equity at exit: $15,122

Cash invested: $48,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$917
• Tax from tax record: −$195 /mo · $2,338/yr
• Insurance: −$73
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$204
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $157

Break-even live

Break-even rent $1,917

Max offer price $174,900

Occupancy floor 88%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	1d	1	0.31mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	23d	1	0.43mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	23d	1	0.44mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	0.49mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	23d	1	0.57mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	23d	1	0.65mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	23d	1	0.76mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	23d	1	0.76mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	23d	1	0.78mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	20d	1	0.94mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	20d	38	0.94mi
932 Chula Ct Lady Lake, FL	2.0	2.0	1346	$3,000	$2.23	3d	1	0.97mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	20d	36	0.99mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	12d	1	1.06mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	20d	1	1.15mi
716 Dominguez Dr Lady Lake, FL	2.0	2.0	1094	$2,450	$2.24	20d	1	1.16mi
715 Hudson Ln Lady Lake, FL	3.0	2.0	1392	$2,700	$1.94	23d	1	1.21mi
628 Dominguez Dr Lady Lake, FL	2.0	2.0	1214	$2,245	$1.85	20d	1	1.24mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	23d	1	1.34mi
613 Enconto St Unit 1525268P The Villages, FL	2.0	2.0	1097	$1,788	$1.63	20d	1	1.41mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	20d	1	1.44mi
1330 La Jolla Cir The Villages, FL	2.0	2.0	1214	$3,000	$2.47	20d	1	1.46mi
722 Camino del Rey Dr Lady Lake, FL	3.0	2.0	1205	$2,000	$1.66	20d	1	1.46mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 17 events

1. 2026-06-18
   days on market $174,900 Active 68 DOM
2. 2026-06-17
   days on market $174,900 Active 67 DOM
3. 2026-06-16
   days on market $174,900 Active 66 DOM
4. 2026-06-15
   days on market $174,900 Active 65 DOM
5. 2026-06-13
   days on market $174,900 Active 63 DOM
6. 2026-06-09
   days on market $174,900 Active 59 DOM
7. 2026-06-08
   days on market $174,900 Active 58 DOM
8. 2026-06-07
   days on market $174,900 Active 57 DOM
9. 2026-06-04
   days on market $174,900 Active 54 DOM
10. 2026-06-03
    days on market $174,900 Active 53 DOM
11. 2026-06-02
    days on market $174,900 Active 52 DOM
12. 2026-06-01
    days on market $174,900 Active 51 DOM
13. 2026-05-31
    days on market $174,900 Active 50 DOM
14. 2026-04-11
    listed $179,900 Active
15. 2013-03-07
    soldstatus $95,000
16. 1985-12-01
    soldstatus $37,500
17. 1979-01-01
    soldstatus $26,500

ⓘ 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: $2,338 · $195/mo
• Projected year-2 tax: $2,338 · $195/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 5/10 Major FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,380
• − Mortgage interest: −$9,797
• − Property taxes: −$2,338
• − Insurance: −$2,377
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$2,448
• − Depreciation: −$5,088
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $2,056/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

• 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

+578.9% since first listed

4 events — show timeline

• 2026-04-11 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2013-03-07 Sold (Public Records) $95,000 Public Records
• 1985-12-01 Sold (Public Records) $37,500 Public Records
• 1979-01-01 Sold (Public Records) $26,500 Public Records

Property tax history

+14.8%/yr

Latest (2025): $2,338 · +11.8% YoY. Source: county tax records.