25143 Barrow Hl · Leesburg, FL 34748

$175,000

2 bd · 2.0 ba · 988 sqft · Manufactured public records · 54 Days on market

Built 1990 7,012 sqft lot Est $130k · 34% over $180/mo HOA · 13% of rent

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Why this score? — see what drove the F 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 +7.3/30.0
• Schools +4.2/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you have been searching for an affordable, fully furnished home in a premier gated community, look no further. This 2 Bedroom 2-bathroom home located in The Plantation at Leesburg, a 55+ community, has everything you need to enjoy the best Florida has to offer. The current owner after 22 years of enjoying this home every winter being snowbirds are selling leaving one lucky buyer with a turnkey, fully furnished home including kitchenware, appliances and a workshop with a long list of tools. Other features include hard wood floors, enclosed lanai, and a metal roof. The Plantation at Leesburg community, is located in central Florida less than a 2-hour drive from beautiful beaches on either coast and offers its residents many amenities, including the following: two golf courses, driving range, putting green, restaurant, pro shop, a sauna, 2 fitness rooms, tennis, pickle ball, shuffleboard, bocce, horseshoes, 3 pools with hot tubs, 3 clubhouses, fishing pier, sand volleyball court, batting cage, a walking path, an outdoor pavilion complete with a gorgeous outdoor kitchen. There are numerous activities, entertainment options, and clubs available each week. This home will not be available for long! Call today and don't miss out.

Key facts

• Upgraded home
• New flooring
• Florida room

Tags

• UPGRADED HOME
• NEW FLOORING
• UPDATED LIGHT FIXTURES
• NEW CABINETS
• CUSTOM CLOSET ORGANIZERS
• FLORIDA ROOM

Property features AI

Finance

• Other: Lease restrictions apply; Senior community; Pets allowed (with limitations); Community features include sidewalks, community mailbox, deed restrictions, golf and golf carts allowed
• Financial info: Monthly HOA amount $180; Total monthly fees reported $180; Total annual fees reported $2,160
• HOA & community: HOA required (monthly fee $180); Association approval required; Association amenities include: guarded 24-hour entry, pool, spa/hot tub, sauna, fitness center, tennis courts, pickleball courts, basketball court, shuffleboard court, trails, storage, recreational facilities, private road, security, wheelchair access, optional additional fees, vehicle restrictions, fence restrictions, management, common area taxes, escrow reserves fund

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Oversized garage
• Security: Gated community
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured double-wide home; One level; Faces north; Located in a planned unit development (PUD)
• Construction: Metal frame construction; Metal roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Sliding doors; Flag lot; Level lot; Paved lot/driveway; Irrigation equipment

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Disposal; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; Open floorplan; Breakfast room; Great room; Gated community; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry area in garage

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 $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (19.0% below list).
• Recommended offer: $134k (23.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#751 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities 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 soft (-0.9%/yr); 783 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

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 54 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $134,237 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.65%
• DSCR: 0.75
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $130,416
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25323 Casa Del Lago Ln	0.15mi	2/2.0	1,040 (+5%)	2mo	$137,000	$132	82
24802 Pine Hl	0.29mi	2/2.0	936 (-5%)	6mo	$140,000	$150	73
24734 Palmetto Dr	0.67mi	2/1.5	864 (-13%)	10mo	$100,000	$116	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.04×
• Total profit: $-47,099
• Equity at exit: $26,093

10-year hold

• IRR: -53.3%
• Equity multiple: -0.54×
• Total profit: $-75,549
• Equity at exit: $15,131

Cash invested: $49,000 (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 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 783
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$73
• HOA: −$180
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-231

Break-even live

Break-even rent $1,709

Max offer price $134,237

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: poolsecurity

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 54 DOM
2. 2026-06-17
   days on market $175,000 Active 53 DOM
3. 2026-06-16
   days on market $175,000 Active 52 DOM
4. 2026-06-15
   days on market $175,000 Active 51 DOM
5. 2026-06-13
   days on market $175,000 Active 49 DOM
6. 2026-06-09
   days on market $175,000 Active 45 DOM
7. 2026-06-08
   days on market $175,000 Active 44 DOM
8. 2026-06-07
   days on market $175,000 Active 43 DOM
9. 2026-06-04
   days on market $175,000 Active 40 DOM
10. 2026-06-03
    days on market $175,000 Active 39 DOM
11. 2026-06-02
    days on market $175,000 Active 38 DOM
12. 2026-06-01
    days on market $175,000 Active 37 DOM
13. 2026-05-31
    days on market $175,000 Active 36 DOM
14. 2026-04-25
    listed $185,000 Active
15. 2025-04-01
    soldstatus $140,000 Closed 1244-char remark

    Show marketing remark (1244 chars)

    If you have been searching for an affordable, fully furnished home in a premier gated community, look no further. This 2 Bedroom 2-bathroom home located in The Plantation at Leesburg, a 55+ community, has everything you need to enjoy the best Florida has to offer. The current owner after 22 years of enjoying this home every winter being snowbirds are selling leaving one lucky buyer with a turnkey, fully furnished home including kitchenware, appliances and a workshop with a long list of tools. Other features include hard wood floors, enclosed lanai, and a metal roof. The Plantation at Leesburg community, is located in central Florida less than a 2-hour drive from beautiful beaches on either coast and offers its residents many amenities, including the following: two golf courses, driving range, putting green, restaurant, pro shop, a sauna, 2 fitness rooms, tennis, pickle ball, shuffleboard, bocce, horseshoes, 3 pools with hot tubs, 3 clubhouses, fishing pier, sand volleyball court, batting cage, a walking path, an outdoor pavilion complete with a gorgeous outdoor kitchen. There are numerous activities, entertainment options, and clubs available each week. This home will not be available for long! Call today and don't miss out.

16. 2025-01-26
    status Pending 1244-char remark

    Show marketing remark (1244 chars)

    If you have been searching for an affordable, fully furnished home in a premier gated community, look no further. This 2 Bedroom 2-bathroom home located in The Plantation at Leesburg, a 55+ community, has everything you need to enjoy the best Florida has to offer. The current owner after 22 years of enjoying this home every winter being snowbirds are selling leaving one lucky buyer with a turnkey, fully furnished home including kitchenware, appliances and a workshop with a long list of tools. Other features include hard wood floors, enclosed lanai, and a metal roof. The Plantation at Leesburg community, is located in central Florida less than a 2-hour drive from beautiful beaches on either coast and offers its residents many amenities, including the following: two golf courses, driving range, putting green, restaurant, pro shop, a sauna, 2 fitness rooms, tennis, pickle ball, shuffleboard, bocce, horseshoes, 3 pools with hot tubs, 3 clubhouses, fishing pier, sand volleyball court, batting cage, a walking path, an outdoor pavilion complete with a gorgeous outdoor kitchen. There are numerous activities, entertainment options, and clubs available each week. This home will not be available for long! Call today and don't miss out.

17. 2025-01-15
    listed $155,000 Active 1244-char remark

    Show marketing remark (1244 chars)

    If you have been searching for an affordable, fully furnished home in a premier gated community, look no further. This 2 Bedroom 2-bathroom home located in The Plantation at Leesburg, a 55+ community, has everything you need to enjoy the best Florida has to offer. The current owner after 22 years of enjoying this home every winter being snowbirds are selling leaving one lucky buyer with a turnkey, fully furnished home including kitchenware, appliances and a workshop with a long list of tools. Other features include hard wood floors, enclosed lanai, and a metal roof. The Plantation at Leesburg community, is located in central Florida less than a 2-hour drive from beautiful beaches on either coast and offers its residents many amenities, including the following: two golf courses, driving range, putting green, restaurant, pro shop, a sauna, 2 fitness rooms, tennis, pickle ball, shuffleboard, bocce, horseshoes, 3 pools with hot tubs, 3 clubhouses, fishing pier, sand volleyball court, batting cage, a walking path, an outdoor pavilion complete with a gorgeous outdoor kitchen. There are numerous activities, entertainment options, and clubs available each week. This home will not be available for long! Call today and don't miss out.

18. 2003-02-24
    soldstatus $60,000

ⓘ 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: $2,156 · $180/mo
• Projected year-2 tax: $2,156 · $180/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 ≥108°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,006
• − Mortgage interest: −$9,803
• − Property taxes: −$2,156
• − Insurance: −$875
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − HOA: −$2,160
• − Depreciation: −$5,091
• Taxable loss: −$5,800
• Est. tax savings @ 24.0%: +$1,392
• After-tax cash flow: $-1,377/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 — Leesburg

• Score: 62/100
• State rank: #751
• US rank: #16429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,095
• Household income: $58,192
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1745.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -88.97%
• Current HPI: 262.1766
• Rent YoY: ▼ -0.95%
• 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

+208.3% since first listed

5 events — show timeline

• 2026-04-25 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-01 Sold (MLS) $140,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2003-02-24 Sold (Public Records) $60,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,156 · +4.8% YoY. Source: county tax records.