31715 Clayton St · Tavares, FL 32778

$160,000

3 bd · 2.0 ba · 672 sqft · Manufactured public records · 510 Days on market

Built 1968 6,160 sqft lot $25/mo HOA · 1% 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

Under contract-accepting backup offers. Check out our Virtual Tour!! Price Improvement!! Sellers are Motivated!! Come see this charming and lovingly maintained manufactured home in the highly sought out community of Imperial Mobile Terrace! This home boasts stunning curb appeal and numerous updates throughout. The beautifully landscaped yard features poured concrete garden edging, complemented by a two-space carport and a newly tiled front screened-in porch. The 10x19 oversized workshop is perfect for all those Handy-Men & Do it Yourselfer's!. The 22-foot Florida Room offers a spacious retreat, perfect for relaxing. Inside, the kitchen is highlighted by a newly installed tile backspl

Key facts

• Two-space carport
• Florida room
• Landscaped yard

Tags

• LANDSCAPED YARD
• POURED CONCRETE GARDEN EDGING
• TWO-SPACE CARPORT
• TILED FRONT SCREENED-IN PORCH
• OVERSIZED WORKSHOP
• FLORIDA ROOM

Property features AI

Finance

• Other: Partially furnished; Living area approx. 1,152 (estimated); building area 1,804 (public records); Lot size about 0.14 acre (approximately 70x88)
• Financial info: Total monthly fees: $25; total annual fees: $300
• HOA & community: Monthly HOA $25 (includes pool); association amenities include clubhouse and pool; Community features: deed restrictions, street lights, golf carts allowed, buyer approval required; Senior community; Pets allowed with breed and number restrictions

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Single-wide mobile home; One story; East-facing
• Construction: Vinyl siding over frame construction; Metal roof; Estimated 198? (year built not provided)
• Exterior features: Rain gutters; Storage; Irrigation equipment; Asphalt road access; 70 x 88 lot dimensions

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Window treatments (including blinds)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry with laundry closet; Inside utility; Storage rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 36% 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 $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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 510 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $36k (18%) 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 510 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,376
• Equity at exit: $23,857

10-year hold

• IRR: 11.5%
• Equity multiple: 1.94×
• Total profit: $42,263
• Equity at exit: $13,834

Cash invested: $44,800 (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: 501
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$67
• HOA: −$25
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $397

Break-even live

Break-even rent $1,384

Max offer price $160,000

Occupancy floor 74%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 13 events

1. 2026-05-10
   status Pending
2. 2026-03-12
   price $160,000
3. 2025-10-04
   price $165,000
4. 2025-08-18
   status Active
5. 2025-08-15
   historical
6. 2025-05-08
   price $179,000
7. 2025-02-12
   price $185,000
8. 2024-12-27
   price $192,900
9. 2024-12-12
   listed $195,900 Active
10. 2024-03-19
    soldstatus $159,000
11. 2017-04-17
    soldstatus $67,000
12. 2000-09-07
    soldstatus $39,500
13. 1996-05-15
    soldstatus $44,000

ⓘ 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: $1,954 · $163/mo
• Projected year-2 tax: $1,954 · $163/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 ≥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: $22,638
• − Mortgage interest: −$8,962
• − Property taxes: −$1,954
• − Insurance: −$800
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$300
• − Depreciation: −$4,655
• Taxable income: $2,344
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $4,198/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

• 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

+263.6% since first listed

13 events — show timeline

• 2026-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-12 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-27 Price Changed $192,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-12 Listed $195,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-19 Sold (Public Records) $159,000 Public Records
• 2017-04-17 Sold (Public Records) $67,000 Public Records
• 2000-09-07 Sold (Public Records) $39,500 Public Records
• 1996-05-15 Sold (Public Records) $44,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,954 · +3.5% YoY. Source: county tax records.