320 Westwood Dr · Leesburg, FL 34748

$109,247

2 bd · 2.0 ba · 1,092 sqft · Manufactured public records · 39 Days on market

Built 1987 5,000 sqft lot $265/mo HOA · 17% 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 +25.3/30.0
• 1% rule +9.1/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light and bright 2 bedroom, 2 bathrooms, living room, dining room, kitchen open plan, Lanai and a shed Kitchen with all appliances, glass top stove, refrigerator, dishwasher and disposal, counter microwave. Eating counter on dining room side, extra area with counter, cabinets for storage. Dining Room has bay window to front and is open to the living room that overlooks the Lanai with vinyl tinted windows. Master bedroom has fan, carpet and the master bath has a walk in shower, large vanity with one sink and a large linen closet. 2nd bedroom has a walk in closet and the 2nd bathroom is across the hall with an entrance from the kitchen too. The washer and dryer is in the shed. Some furniture stays and the kitchen has dishes, silverware and pots and pans too. Great home for snowbirds or fulltime living.

Key facts

• Rv and boat storage
• Eat in kitchen
• Bay window

Tags

• EAT IN KITCHEN
• BAY WINDOW
• LANAI
• GOLF COURSE
• RV AND BOAT STORAGE
• 24 HOUR GATED SECURITY

Property features AI

Finance

• Other: Association fee covers 24-hour guard, pool, internet, grounds maintenance, management, recreational facilities and security
• Financial info: Total annual HOA fees approximately $3,180; Lease restrictions apply
• HOA & community: Monthly HOA fee of $265; Association amenities include clubhouse, fitness center, pool, tennis courts, pickleball and shuffleboard courts, golf course access, recreation facilities, laundry, maintenance and security; Association approval required for buyers; Association-managed with required fees; Senior community; Pets allowed; Deed-restricted community; Street lights; Golf carts permitted

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Security: Gated community; 24-hour guard (included in association)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Faces north; Located in a PUD
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a manufactured home
• Exterior features: Covered, enclosed patio; Patio; Outdoor lighting; Trees and landscaped yard; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Window treatments; Sliding doors; Interior lighting
• Laundry & utility: Washer; Dryer; Outdoor laundry area; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.5% in Leesburg — 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 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; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 32% of the median local income ($58k/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 $755 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $109k implies a 99% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,969 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.54×
• Total profit: $-14,095
• Equity at exit: $16,289

10-year hold

• IRR: -12.8%
• Equity multiple: 0.39×
• Total profit: $-18,617
• Equity at exit: $9,446

Cash invested: $30,589 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$573
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$265
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $124

Break-even live

Break-even rent $1,383

Max offer price $109,247

Occupancy floor 87%

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: $27,312
• Closing costs: $3,277
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
549 Golfview Ct Leesburg, FL	2.0	2.0	1328	$1,795	$1.35	24d	1	0.18mi

HOA detail

• Monthly dues: $265 · $3,180/yr

Listing history 18 events

1. 2026-06-16
   status $109,247 Pending 39 DOM
2. 2026-06-15
   days on market $109,247 Active 39 DOM
3. 2026-06-13
   days on market $109,247 Active 37 DOM
4. 2026-06-09
   days on market $109,247 Active 33 DOM
5. 2026-06-08
   days on market $109,247 Active 32 DOM
6. 2026-06-07
   pricedays on market $109,247 Active 31 DOM
7. 2026-06-04
   days on market $119,247 Active 28 DOM
8. 2026-06-03
   days on market $119,247 Active 27 DOM
9. 2026-06-02
   days on market $119,247 Active 26 DOM
10. 2026-06-01
    days on market $119,247 Active 25 DOM
11. 2026-05-31
    days on market $119,247 Active 24 DOM
12. 2026-05-07
    listed $119,247 Active
13. 2017-06-30
    soldstatus $55,000
14. 2017-06-26
    soldstatus $55,000 Sold 813-char remark

    Show marketing remark (813 chars)

    Light and bright 2 bedroom, 2 bathrooms, living room, dining room, kitchen open plan, Lanai and a shed Kitchen with all appliances, glass top stove, refrigerator, dishwasher and disposal, counter microwave. Eating counter on dining room side, extra area with counter, cabinets for storage. Dining Room has bay window to front and is open to the living room that overlooks the Lanai with vinyl tinted windows. Master bedroom has fan, carpet and the master bath has a walk in shower, large vanity with one sink and a large linen closet. 2nd bedroom has a walk in closet and the 2nd bathroom is across the hall with an entrance from the kitchen too. The washer and dryer is in the shed. Some furniture stays and the kitchen has dishes, silverware and pots and pans too. Great home for snowbirds or fulltime living.

15. 2017-06-09
    status Pending 813-char remark

    Show marketing remark (813 chars)

    Light and bright 2 bedroom, 2 bathrooms, living room, dining room, kitchen open plan, Lanai and a shed Kitchen with all appliances, glass top stove, refrigerator, dishwasher and disposal, counter microwave. Eating counter on dining room side, extra area with counter, cabinets for storage. Dining Room has bay window to front and is open to the living room that overlooks the Lanai with vinyl tinted windows. Master bedroom has fan, carpet and the master bath has a walk in shower, large vanity with one sink and a large linen closet. 2nd bedroom has a walk in closet and the 2nd bathroom is across the hall with an entrance from the kitchen too. The washer and dryer is in the shed. Some furniture stays and the kitchen has dishes, silverware and pots and pans too. Great home for snowbirds or fulltime living.

16. 2017-04-19
    listed $65,000 Active 813-char remark

    Show marketing remark (813 chars)

    Light and bright 2 bedroom, 2 bathrooms, living room, dining room, kitchen open plan, Lanai and a shed Kitchen with all appliances, glass top stove, refrigerator, dishwasher and disposal, counter microwave. Eating counter on dining room side, extra area with counter, cabinets for storage. Dining Room has bay window to front and is open to the living room that overlooks the Lanai with vinyl tinted windows. Master bedroom has fan, carpet and the master bath has a walk in shower, large vanity with one sink and a large linen closet. 2nd bedroom has a walk in closet and the 2nd bathroom is across the hall with an entrance from the kitchen too. The washer and dryer is in the shed. Some furniture stays and the kitchen has dishes, silverware and pots and pans too. Great home for snowbirds or fulltime living.

17. 2001-08-09
    soldstatus $56,000
18. 1997-09-26
    soldstatus $52,000

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $18,477
• − Mortgage interest: −$6,120
• − Property taxes: −$1,006
• − Insurance: −$2,049
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − HOA: −$3,180
• − Depreciation: −$3,178
• Taxable loss: −$13
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,489/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

+129.3% since first listed

7 events — show timeline

• 2026-05-07 Listed $119,247 Stellar MLS as Distributed by MLS Grid
• 2017-06-30 Sold (Public Records) $55,000 Public Records
• 2017-06-26 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-19 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2001-08-09 Sold (Public Records) $56,000 Public Records
• 1997-09-26 Sold (Public Records) $52,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $1,006 · +2.7% YoY. Source: county tax records.