151 Hibiscus Way · Yalaha, FL 34748

$125,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 306 Days on market

Built 1980 $397/mo HOA · 25% of rent ↓ 10% since listing

---

Why this score? — see what drove the D 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 +10.5/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Updated Two-Bedroom, Two-Bath Home This thoughtfully maintained two-bedroom, two-bath home is filled with recent updates that bring both comfort and peace of mind. New windows were installed in June 2022, followed by a new vapor barrier in February 2023, and a new front door in May 2023. The roof was coated in 2022, and the air conditioner was replaced in 2018, ensuring lasting efficiency. Inside, the living room and guest bath feature new subflooring and flooring added in 2023, while the kitchen and dining room were updated in 2017 and enhanced further in 2023 with a new kitchen fan, sink, light fixtures, and faucet. Some new blinds were also added in 2024, adding a fresh fini

Key facts

• New front door
• New vapor barrier
• Coated roof

Tags

• NEW WINDOWS
• NEW VAPOR BARRIER
• NEW FRONT DOOR
• COATED ROOF
• REPLACED AIR CONDITIONER
• NEW SUBFLOORING

Property features AI

Finance

• Other: Partially furnished; Irrigation equipment
• Financial info: Total annual fees $4,764 (monthly $397)
• HOA & community: Has HOA (monthly fee $397); HOA includes 24-hour guard, cable TV, pool, grounds maintenance, management, sewer and water; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts, shuffleboard, spa/hot tub, sauna, trails, storage, wheelchair access; Senior community; Pets not allowed

Exterior

• Parking: Carport with 1 space
• Security: Gated community (association amenity)
• Utilities: Private water; Private sewer; Electricity available and connected; Water available and connected; Sewer available and connected; Cable available and connected; Phone available
• Home design: Manufactured home (double wide); One story; Faces east
• Construction: Vinyl siding and frame construction; Metal roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Awnings; Private mailbox; Rain gutters; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry located outside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-64 ($-766/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (9.0% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#503 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Leesburg Elementary School (math 31% / reading 32%, grade F, #1,841 of 2,144 statewide, top 86%, 822 students, 71% FRL); Oak Park Middle School (math 32% / reading 36%, grade F, #426 of 571 statewide, top 75%, 575 students, 70% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 798 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 $864 of loan paydown is wiped out by about $4k 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 306 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $110,000 (12.0% 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 306 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 6.6

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: -25.0%
• Equity multiple: 0.18×
• Total profit: $-28,627
• Equity at exit: $18,638

10-year hold

• IRR: -46.8%
• Equity multiple: -0.34×
• Total profit: $-46,743
• Equity at exit: $10,808

Cash invested: $35,000 (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: 798
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$52
• HOA: −$397
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-64

Break-even live

Break-even rent $1,650

Max offer price $113,721

Occupancy floor 99%

Sensitivity live

Price	-10% $7	-5% $-28	+0% $-64	+5% $-99	+10% $-135
Rent	-10% $-188	-5% $-126	+0% $-64	+5% $-2	+10% $60
Rate	-1.0pp $-1	-0.5pp $-32	base $-64	+0.5pp $-96	+1.0pp $-129

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5440 Rosewall Cir Leesburg, FL	2.0	2.0	1200	$1,950	$1.62	6d	1	1.19mi

HOA detail condo

• Monthly dues: $397 · $4,764/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $125,000 Active 306 DOM
2. 2026-06-18
   days on market $125,000 Active 303 DOM
3. 2026-06-17
   days on market $125,000 Active 302 DOM
4. 2026-06-16
   days on market $125,000 Active 301 DOM
5. 2026-06-15
   days on market $125,000 Active 300 DOM
6. 2026-06-13
   days on market $125,000 Active 298 DOM
7. 2026-06-09
   days on market $125,000 Active 294 DOM
8. 2026-06-08
   days on market $125,000 Active 293 DOM
9. 2026-06-07
   days on market $125,000 Active 292 DOM
10. 2026-06-04
    days on market $125,000 Active 289 DOM
11. 2026-06-03
    days on market $125,000 Active 288 DOM
12. 2026-06-02
    days on market $125,000 Active 287 DOM
13. 2026-06-02
    days on market $125,000 Active 286 DOM
14. 2026-05-31
    days on market $125,000 Active 285 DOM
15. 2026-03-07
    price $125,000
16. 2025-12-22
    price $132,000
17. 2025-08-19
    listed $139,000 Active

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $2,387 · $199/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,830
• − Mortgage interest: −$7,002
• − Property taxes: −$2,387
• − Insurance: −$625
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − HOA: −$4,764
• − Depreciation: −$3,636
• Taxable loss: −$2,597
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $-143/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 — Yalaha

• Score: 68/100
• State rank: #503
• US rank: #9321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 1,142
• 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

-10.1% since first listed

3 events — show timeline

• 2026-03-07 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-22 Price Changed $132,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listed $139,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+23.2%/yr

Latest (2025): $2,387 · +96.5% YoY. Source: county tax records.