Foxglove Plan · Leesburg, FL 34736

$376,960

4 bd · 2.0 ba · 1,840 sqft · SingleFamily · 5 Days on market

Fair condition

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Prepare dinner while catching up on the days events from this home's open kitchen which overlooks a spacious great room and dining area. Retreat to your primary suite that is conveniently situated in the back of the home for plenty of privacy.

Key facts

• Spacious great room
• Primary suite
• Dining area

Tags

• OPEN KITCHEN
• SPACIOUS GREAT ROOM
• DINING AREA
• PRIMARY SUITE
• PLENTY OF PRIVACY

Property features AI

Finance

• Financial info: List price $376,960

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan; Single-family residence (Foxglove plan)
• Exterior features: Living area of 1840

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open layout (plan); Plan name: Foxglove

🏗️ New construction. The $376,960 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $371,680.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $377k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (10.0% below list).
• Recommended offer: $339k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.4% 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: crime 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: 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 rising (+1.7%/yr); 593 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 45% of the median local income ($91k/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 $3k of loan paydown is wiped out by about $11k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $339,163 (10.0% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $371,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3782 Arlington Ridge Blvd	0.26mi	3/2.0 (-1)	1,725 (-6%)	4mo	$424,000	$246	69
3805 Arlington Ridge Blvd	0.23mi	3/2.0 (-1)	2,001 (+9%)	4mo	$449,000	$224	66
26535 Manassas Dr	0.55mi	3/2.0 (-1)	1,862 (+1%)	4mo	$480,000	$258	64
26653 Otter Creek Ln	0.29mi	3/2.0 (-1)	1,711 (-7%)	10mo	$345,000	$202	61
26029 Oakmount Dr	0.68mi	3/2.0 (-1)	1,869 (+2%)	3mo	$195,000	$104	58
3919 Plantation Blvd	0.57mi	3/2.0 (-1)	1,748 (-5%)	5mo	$280,000	$160	56
26633 Otter Creek Ln	0.29mi	3/2.0 (-1)	2,001 (+9%)	15mo	$410,000	$205	54
4541 Shenandoah River Trl	0.54mi	3/2.0 (-1)	2,034 (+10%)	2mo	$396,000	$195	51
25400 Waterbrook Ct	0.65mi	3/2.0 (-1)	1,738 (-6%)	10mo	$325,000	$187	47
26148 Glen Eagle Dr	0.67mi	3/2.0 (-1)	1,719 (-7%)	15mo	$325,000	$189	40
4324 Leafway Cir	0.60mi	3/2.5 (-1)	2,037 (+11%)	14mo	$355,000	$174	35
4419 Clear Brook Ct	0.56mi	3/2.0 (-1)	2,094 (+14%)	14mo	$440,000	$210	35

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-57,600
• Equity at exit: $55,419

10-year hold

• IRR: -9.8%
• Equity multiple: 0.44×
• Total profit: $-58,759
• Equity at exit: $32,136

Cash invested: $104,070 (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 34736

• Home prices YoY: -22.5%
• Rents YoY: 1.7%
• Active inventory: 593
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,392 medium
• Mortgage (P&I): −$1,949
• Tax est. 1.5%: −$465 /mo · $5,575/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $111

Break-even live

Break-even rent $3,251

Max offer price $371,680

Occupancy floor 92%

Sensitivity live

Price	-10% $368	-5% $239	+0% $111	+5% $-18	+10% $-146
Rent	-10% $-157	-5% $-23	+0% $111	+5% $245	+10% $379
Rate	-1.0pp $298	-0.5pp $205	base $111	+0.5pp $14	+1.0pp $-84

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: $92,920
• Closing costs: $11,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3690 Arlington Ridge Blvd Leesburg, FL	3.0	2.0	1699	$2,200	$1.29	19d	1	0.43mi
26645 County Road 33 Groveland, FL	3.0	2.0	2134	$6,000	$2.81	25d	1	0.89mi

Listing history 4 events

1. 2026-06-21
   days on market $376,960 Active 5 DOM
2. 2026-06-18
   days on market $376,960 Active 2 DOM
3. 2026-06-17
   remarks 243-char remark
4. 2026-06-17
   listed $376,960 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,700
• − Mortgage interest: −$20,820
• − Property taxes: −$5,575
• − Insurance: −$1,858
• − Repairs & maintenance: −$3,256
• − Management: −$3,256
• − Depreciation: −$10,813
• Taxable loss: −$4,878
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $2,500/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

The home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Worn appearance
• Minor Exterior paint — Fading
• Minor Interior paint — Chipped
• Minor Window frames — Worn
• Minor Flooring — Worn

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen countertops — New countertops improve functionality and aesthetics.
• Both Replace kitchen cabinets — New cabinets enhance functionality and aesthetics.
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics.
• Both Paint exterior — Fresh paint enhances curb appeal and exterior aesthetics.
• Both Replace window frames — New frames improve functionality and aesthetics.
• Both Replace flooring — New flooring enhances functionality and aesthetics.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Worn appearance	Minor	$500–3,000
Exterior paint · Fading	Minor	$500–3,000
Interior paint · Chipped	Minor	$500–3,000
Window frames · Worn	Minor	$500–3,000
Flooring · Worn	Minor	$500–3,000
Total estimated repair cost · 7 items		$3,500–21,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen countertops — New countertops improve functionality and aesthetics. ↑
• Both Replace kitchen cabinets — New cabinets enhance functionality and aesthetics. ↑
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics. ↑
• Both Paint exterior — Fresh paint enhances curb appeal and exterior aesthetics. ↑
• Both Replace window frames — New frames improve functionality and aesthetics. ↑
• Both Replace flooring — New flooring enhances functionality and aesthetics. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Leesburg, FL
• County: Lake County · 364,602 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,001
• Household income: $90,545
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 216.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Cuban 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Guatemala
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% 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: ▼ -77.23%
• Current HPI: 265.3457
• Rent YoY: ▲ 1.67%
• 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