1537 Doral Cir · Lady Lake, FL 32159

$99,900

2 bd · 2.0 ba · 1,284 sqft · Manufactured public records · 30 Days on market

Built 1988 5,400 sqft lot Est $176k · 43% under $204/mo HOA · 11% of rent ↓ 23% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

GLEAMING, SPOTLESS PALM BEACH MODEL, TURNKEY: FURNISHED. 1,144 sq ft Home. 2 bedroom, 2 baths, enclosed LANAI with air, enclosed inside utility/storage room, golf cart garage, solar light in kitchen, designer front door. Nice lot, orange and fig tree, Painted driveway and carport. Enjoy The Villages Lifestyle! Minutes from Spanish Springs, shopping, dining and the ORANGE BLOSSOM CHAMPIONSHIP GOLF COURSE. Enjoy this gently used GEM! Mostly laminate flooring.

Key facts

• 5,400 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Furnished (yes)
• Financial info: Total annual fees: $2,448
• HOA & community: Monthly HOA fee of $204; HOA required; Community amenities: community mailbox, deed restrictions, dog park, fitness center, golf, park, pool, tennis courts; No truck/RV/motorcycle parking restriction; Senior community; Pets allowed

Exterior

• Parking: Driveway; 1-car carport
• Utilities: Public water; Public sewer; Other utilities
• Home design: Manufactured double-wide home; Single-story; Faces west; One-level entry
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation; Built as a manufactured home (double wide)
• Exterior features: Rain gutters; Road surface: Other; Lot dimensions approximately 60 x 90; Lot about 0.12 acre

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Programmable thermostat
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% 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.
• Zoned schools: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Zoned-school proficiency averages 38% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.0%/yr); 576 active listings in the ZIP; 25 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 40% 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 $691 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 + 4.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $60k (38%) 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.93% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.44%
• DSCR: 2.13
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $175,908
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 Bay Meadows Ln	0.10mi	2/2.0	1,384 (+8%)	4mo	$225,000	$163	79
813 Saint Andrews Blvd	0.15mi	2/2.0	1,191 (-7%)	6mo	$152,000	$128	76
809 Orchid St	0.34mi	2/2.0	1,342 (+4%)	2mo	$209,000	$156	75
729 Camelia Ct	0.45mi	2/2.0	1,352 (+5%)	2mo	$185,000	$137	69
1335 E Schwartz Blvd	0.57mi	2/2.0	1,342 (+4%)	6mo	$160,000	$119	60
708 Tangerine Dr	0.43mi	2/2.0	1,446 (+13%)	8mo	$285,000	$197	52
717 Truman Ave	0.66mi	2/2.0	1,152 (-10%)	10mo	$150,000	$130	44

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: 20.5%
• Equity multiple: 1.85×
• Total profit: $23,779
• Equity at exit: $14,895

10-year hold

• IRR: 29.6%
• Equity multiple: 3.81×
• Total profit: $78,539
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$524
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$42
• HOA: −$204
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $593

Break-even live

Break-even rent $1,182

Max offer price $99,900

Occupancy floor 64%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	0.03mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	23d	1	0.17mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	1d	1	0.22mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	23d	1	0.40mi
1614 Kiley Ct Unit 1545709P Lady Lake, FL	2.0	2.0	1593	$3,452	$2.17	16d	1	0.47mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	23d	1	0.59mi
703 Royal Palm Ave Lady Lake, FL	3.0	2.0	1730	$2,600	$1.50	21d	1	0.61mi
640 Rainbow Blvd Lady Lake, FL	2.0	2.0	1600	$1,900	$1.19	23d	1	0.66mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	23d	1	0.68mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	23d	1	0.70mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	23d	1	0.76mi
1401 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1552	$1,999	$1.29	23d	1	0.81mi
602 Jason Dr Lady Lake, FL	3.0	2.0	1726	$1,650	$0.96	23d	1	0.89mi
617 Webb Way Lady Lake, FL	2.0	2.0	1542	$3,000	$1.95	23d	1	0.90mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	21d	36	1.00mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	21d	38	1.00mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	23d	1	1.01mi
17408 SE 121st Cir Summerfield, FL	3.0	2.0	1733	$1,850	$1.07	21d	1	1.09mi
17951 SE 115th Cir Summerfield, FL	3.0	2.0	1829	$2,100	$1.15	13d	1	1.13mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	21d	1	1.13mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	12d	1	1.17mi
17472 SE 121st Cir Summerfield, FL	3.0	2.0	1330	$1,950	$1.47	13d	1	1.24mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	23d	1	1.27mi
932 Chula Ct Lady Lake, FL	2.0	2.0	1346	$3,000	$2.23	3d	1	1.43mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	21d	1	1.45mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 19 events

1. 2026-05-06
   status Pending
2. 2026-05-05
   price $99,900
3. 2026-05-04
   price $109,900
4. 2026-05-01
   price $119,900
5. 2026-04-28
   price $136,900
6. 2026-04-16
   price $139,900
7. 2026-04-15
   price $144,900
8. 2026-04-10
   price $154,900
9. 2026-04-06
   listed $159,900 Active
10. 2015-09-18
    soldstatus $133,000
11. 2015-09-15
    soldstatus $133,000 Sold 461-char remark

    Show marketing remark (461 chars)

    GLEAMING, SPOTLESS, PALM BEACH Model, TURNKEY, FURNISHED. 1144 sq ft home. 2 bedroom, 2 baths, enclosed Lanai with air, enclosed inside utility/storage room, golf cart garage, solar light in kitchen, designer front door. Nice lot, Orange and Fig tree, Painted driveway and carport. Enjoy The Villages Lifestyle! Minutes from Spanish Springs, shopping, dining and the ORANGE BLOSSOM CHAMPIONSHIP GOLF COURSE. Enjoy this gently used GEM! Mostly laminate flooring.

12. 2015-09-15
    soldstatus $133,000 461-char remark

    Show marketing remark (461 chars)

    GLEAMING, SPOTLESS, PALM BEACH Model, TURNKEY, FURNISHED. 1144 sq ft home. 2 bedroom, 2 baths, enclosed Lanai with air, enclosed inside utility/storage room, golf cart garage, solar light in kitchen, designer front door. Nice lot, Orange and Fig tree, Painted driveway and carport. Enjoy The Villages Lifestyle! Minutes from Spanish Springs, shopping, dining and the ORANGE BLOSSOM CHAMPIONSHIP GOLF COURSE. Enjoy this gently used GEM! Mostly laminate flooring.

13. 2015-09-01
    status Pending 461-char remark

    Show marketing remark (461 chars)

    GLEAMING, SPOTLESS PALM BEACH MODEL, TURNKEY: FURNISHED. 1,144 sq ft Home. 2 bedroom, 2 baths, enclosed LANAI with air, enclosed inside utility/storage room, golf cart garage, solar light in kitchen, designer front door. Nice lot, orange and fig tree, Painted driveway and carport. Enjoy The Villages Lifestyle! Minutes from Spanish Springs, shopping, dining and the ORANGE BLOSSOM CHAMPIONSHIP GOLF COURSE. Enjoy this gently used GEM! Mostly laminate flooring.

14. 2015-07-06
    price $139,800 461-char remark

    Show marketing remark (461 chars)

    GLEAMING, SPOTLESS PALM BEACH MODEL, TURNKEY: FURNISHED. 1,144 sq ft Home. 2 bedroom, 2 baths, enclosed LANAI with air, enclosed inside utility/storage room, golf cart garage, solar light in kitchen, designer front door. Nice lot, orange and fig tree, Painted driveway and carport. Enjoy The Villages Lifestyle! Minutes from Spanish Springs, shopping, dining and the ORANGE BLOSSOM CHAMPIONSHIP GOLF COURSE. Enjoy this gently used GEM! Mostly laminate flooring.

15. 2015-06-03
    listed $147,900 Active 461-char remark

    Show marketing remark (461 chars)

    GLEAMING, SPOTLESS, PALM BEACH Model, TURNKEY, FURNISHED. 1144 sq ft home. 2 bedroom, 2 baths, enclosed Lanai with air, enclosed inside utility/storage room, golf cart garage, solar light in kitchen, designer front door. Nice lot, Orange and Fig tree, Painted driveway and carport. Enjoy The Villages Lifestyle! Minutes from Spanish Springs, shopping, dining and the ORANGE BLOSSOM CHAMPIONSHIP GOLF COURSE. Enjoy this gently used GEM! Mostly laminate flooring.

16. 2015-06-03
    listed $139,800 461-char remark

    Show marketing remark (461 chars)

    GLEAMING, SPOTLESS, PALM BEACH Model, TURNKEY, FURNISHED. 1144 sq ft home. 2 bedroom, 2 baths, enclosed Lanai with air, enclosed inside utility/storage room, golf cart garage, solar light in kitchen, designer front door. Nice lot, Orange and Fig tree, Painted driveway and carport. Enjoy The Villages Lifestyle! Minutes from Spanish Springs, shopping, dining and the ORANGE BLOSSOM CHAMPIONSHIP GOLF COURSE. Enjoy this gently used GEM! Mostly laminate flooring.

17. 2006-03-06
    soldstatus $118,000
18. 2006-02-28
    soldstatus $118,000
19. 2005-12-05
    listed $129,000

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $1,970 · $164/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 5/10 Major
• 🌡 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: $23,189
• − Mortgage interest: −$5,596
• − Property taxes: −$1,970
• − Insurance: −$500
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$2,448
• − Depreciation: −$2,906
• Taxable income: $6,059
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $5,661/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

-22.6% since first listed

19 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $136,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-18 Sold (Public Records) $133,000 Public Records
• 2015-09-15 Sold (MLS) $133,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-15 Sold (MLS) $133,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-07-06 Price Changed $139,800 Stellar MLS as Distributed by MLS Grid
• 2015-06-03 Listed $147,900 Stellar MLS as Distributed by MLS Grid
• 2015-06-03 Listed $139,800 Stellar MLS as Distributed by MLS Grid
• 2006-03-06 Sold (Public Records) $118,000 Public Records
• 2006-02-28 Sold (MLS) $118,000 Stellar MLS as Distributed by MLS Grid
• 2005-12-05 Listed $129,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $1,970 · +17.1% YoY. Source: county tax records.