30 Riverview Dr · Fruitland Park, FL 34731

$115,000

2 bd · 2.0 ba · 828 sqft · Manufactured public records · 19 Days on market

Manufactured home Built 1981 5,621 sqft lot $125/mo HOA · 12% of rent

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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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RETIRING NEVER SOUNDED SO GOOD! This 2 bedroom, 2 bath home is located in an active 55+ community with water access to Lake Griffin on the CHAIN OF LAKES! Situated on a corner lot this sweet home offers an open floor plan, a spacious Florida room enclosed with windows installed in 2018. The main house has double pane windows installed in 2016. The kitchen features Stainless Steel appliances, a closet pantry and ample cabinetry. The main living area has Vinyl Plank flooring updated in 2022 with 1/2 inch plywood installed when flooring was laid. The carport has been screened in to double as wonderful outdoor space to enjoy. The laundry room is located off the carport and is large enough for a

Key facts

• 5,621 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Association contact: Rhonda Violette; Total monthly fees: $125 (total annual $1,500)
• Financial info: Lease restrictions apply
• HOA & community: HOA required with monthly fee of $125; Association includes pool, maintenance of grounds, private road, sewer, trash and water; Community features: clubhouse, pool, recreation facilities, shuffleboard court, deed restrictions; Buyer/association approval required; Senior community; Pets allowed with number and size limits

Exterior

• Parking: Carport (1 space)
• Utilities: Private well water; Private sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected
• Home design: Manufactured double-wide home; One story; Faces east
• Construction: Frame construction; Metal roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Covered front porch; Sliding doors; Corner lot; Asphalt road access; Fishing pier (community amenity)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $-4 ($-52/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (5.6% below list).
• Recommended offer: $109k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Fruitland Park — 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 70/100 on livability (#447 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: 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: Beverly Shores Elementary School (math 38% / reading 31%, grade F, #1,709 of 2,144 statewide, top 81%, 626 students, 73% FRL); Carver Middle School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 837 students, 65% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL) — zoned schools average 65% FRL vs 49% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 168 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $115k implies a 156% 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 $108,609 (5.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.94% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-18,851
• Equity at exit: $17,147

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-16,532
• Equity at exit: $9,943

Cash invested: $32,200 (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 34731

• Home prices YoY: -10.1%
• Active inventory: 168
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$48
• HOA: −$125
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-4

Break-even live

Break-even rent $1,092

Max offer price $114,240

Occupancy floor 95%

Sensitivity live

Price	-10% $61	-5% $28	+0% $-4	+5% $-37	+10% $-69
Rent	-10% $-90	-5% $-47	+0% $-4	+5% $39	+10% $82
Rate	-1.0pp $54	-0.5pp $25	base $-4	+0.5pp $-34	+1.0pp $-64

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 N Lake View Ave Leesburg, FL	4.0	1.0–3.0	1700	$1,440	$0.85	4d	3	0.54mi
2117 Citrus Blvd Unit 6 Leesburg, FL	2.0	1.0	800	$1,000	$1.25	4d	1	1.09mi
2511 Sennett Dr Leesburg, FL	2.0–4.0	2.0	1215	$1,508	$1.24	26d	1	1.23mi
2400 Silver Pointe Cir Leesburg, FL	1.0–2.0	1.0	837	$1,050	$1.25	26d	1	1.31mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: water

Listing history 19 events

1. 2026-05-08
   listed $115,000 Active
2. 2026-03-14
   historical
3. 2026-01-28
   price $118,500
4. 2026-01-07
   status Active
5. 2026-01-05
   historical
6. 2025-11-26
   price $123,500
7. 2025-08-22
   status Active
8. 2025-08-21
   historical
9. 2025-08-19
   price $129,900
10. 2025-08-19
    historical
11. 2025-08-19
    listed $129,900 Active
12. 2025-08-18
    status Active
13. 2025-08-14
    price $124,900
14. 2025-08-01
    historical
15. 2025-04-30
    price $132,000
16. 2025-02-19
    price $134,900
17. 2024-12-30
    listed $139,900 Active
18. 2009-02-02
    soldstatus $45,000
19. 2008-09-13
    listed $48,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $86/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 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,033
• − Mortgage interest: −$6,442
• − Property taxes: −$1,036
• − Insurance: −$575
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − HOA: −$1,500
• − Depreciation: −$3,345
• Taxable loss: −$1,950
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $416/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 — Fruitland Park

• Score: 70/100
• State rank: #447
• US rank: #8098

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment C 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: 12,196
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 12,196
• Household income: $66,300
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 269.0

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 (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -35.91%
• Current HPI: 318.8206
• Rent YoY: —
• 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

+139.6% since first listed

19 events — show timeline

• 2026-05-08 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $118,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $123,500 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Price Changed $132,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-19 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-30 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2009-02-02 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-13 Listed $48,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $1,036 · +3.7% YoY. Source: county tax records.