11750 Hickory Ln · Tavares, FL 32778

$107,000

2 bd · 1.0 ba · 710 sqft · Manufactured public records · 359 Days on market

Built 1963 4,293 sqft lot $25/mo HOA · 2% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

PRICED RIGHT AND GREATLY REDUCED - COME AND SEE! This 2-bedroom, 2-bath furnished mobile home located in the charming 55+ adult golf cart community of Imperial Terrace West in Tavares offers a cozy and affordable living option. The home has been painted within the last year, includes vinyl wood flooring, ceramic tile flooring in the fully screened in Florida Room, new refrigerator, chest freezer, laundry room with storage, tie-downs, outside storage room, AND YOU OWN THE LAND!! The community has a clubhouse with pool table, indoor pool and jacuzzi. There are covered boat slips available for a fee. Many community fun events are planned throughout the year. It is a great balance of comfort

Key facts

• Vinyl wood flooring
• New refrigerator
• 4,293 sq ft lot

Tags

• FURNISHED MOBILE HOME
• VINYL WOOD FLOORING
• CERAMIC TILE FLOORING
• FULLY SCREENED IN FLORIDA ROOM
• NEW REFRIGERATOR
• LAUNDRY ROOM WITH STORAGE

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre; Lot dimensions approximately 53 x 81; Lot size roughly 0.1 acres
• Financial info: Lease restrictions apply
• HOA & community: HOA required with monthly fee of $25; Association approval required; Association name: WAYNE TENSFIELD / IMPERIAL MOBILE TERRACE; Community features include street lights; Senior community; Cats and dogs allowed

Exterior

• Parking: Asphalt/paved road access
• Utilities: Public water (connected/available); Septic tank; Electricity available and connected; Cable available
• Home design: Residential mobile home (single wide); One story; Faces southeast; Entry level: One
• Construction: Metal siding; Membrane / roof over; Block foundation with crawlspace; Built as a single-wide mobile home
• Exterior features: Private mailbox; Rain gutters; Exterior storage

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Ceiling fans; Living room / dining room combo; Blinds on windows
• Laundry & utility: Washer hookup inside; Dryer hookup (electric); Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $107k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 Middle School (math 43% / reading 40%, grade F, #348 of 571 statewide, top 62%, 1,070 students, 58% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 507 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 31% 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 $740 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $32k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $107k implies a 123% gain — meaningful room to come down on a strong offer.

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 $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 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 1963 — 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: 1.53% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.47%
• DSCR: 1.96
• GRM: 5.4

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: 15.3%
• Equity multiple: 1.62×
• Total profit: $18,592
• Equity at exit: $15,954

10-year hold

• IRR: 24.7%
• Equity multiple: 3.26×
• Total profit: $67,643
• Equity at exit: $9,251

Cash invested: $29,960 (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: 507
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$45
• HOA: −$25
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $536

Break-even live

Break-even rent $961

Max offer price $107,000

Occupancy floor 62%

Sensitivity live

Price	-10% $597	-5% $566	+0% $536	+5% $506	+10% $476
Rent	-10% $407	-5% $471	+0% $536	+5% $601	+10% $666
Rate	-1.0pp $590	-0.5pp $563	base $536	+0.5pp $508	+1.0pp $480

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 16 events

1. 2026-05-23
   status Pending
2. 2026-04-07
   price $107,000
3. 2025-12-30
   price $110,000
4. 2025-11-03
   price $120,000
5. 2025-08-20
   price $129,500
6. 2025-05-28
   listed $139,500 Active
7. 2020-10-02
   soldstatus $48,000
8. 2020-09-30
   soldstatus $48,000
9. 2020-09-30
   listed $48,000
10. 2020-06-11
    historical
11. 2020-04-19
    price $58,500
12. 2020-03-07
    price $64,900
13. 2020-02-13
    price $69,900
14. 2019-11-26
    listed $74,900 Active
15. 1989-03-01
    soldstatus $23,500
16. 1984-01-01
    soldstatus $27,500

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $1,545 · $129/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 9/10 Extreme 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: $19,679
• − Mortgage interest: −$5,994
• − Property taxes: −$1,545
• − Insurance: −$535
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − HOA: −$300
• − Depreciation: −$3,113
• Taxable income: $5,044
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $5,222/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

+289.1% since first listed

16 events — show timeline

• 2026-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $107,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $129,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-28 Listed $139,500 Stellar MLS as Distributed by MLS Grid
• 2020-10-02 Sold (Public Records) $48,000 Public Records
• 2020-09-30 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-30 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-04-19 Price Changed $58,500 Stellar MLS as Distributed by MLS Grid
• 2020-03-07 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2020-02-13 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2019-11-26 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 1989-03-01 Sold (Public Records) $23,500 Public Records
• 1984-01-01 Sold (Public Records) $27,500 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,545 · +0.7% YoY. Source: county tax records.