465 Marina Ln · Tavares, FL 32778

$165,000

2 bd · 1.0 ba · 884 sqft · Condo public records · 67 Days on market

Built 1969 $130/mo HOA · 8% 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• 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

465 Marina Ln, Tavares, FL 32778 — Located in a desirable 55+ community, this move-in-ready residence combines modern comfort with relaxed lake-area living. The interior features fresh updates and stylish finishes, updated flooring, a welcoming kitchen and baths, and a functional layout ideal for everyday living or entertaining. Located close to the downtown and entertainment that Tavares has to offer. Recent improvements include updated vinyl windows, a new HVAC (Dec 2022), a new water heater (2022), and a new carport (2024). In-house washer and dryer included. Just minutes from the waterfront in America’s Seaplane City, the home places you near marinas, boat ramps, waterfront

Key facts

• New carport
• New hvac
• Community clubhouse

Tags

• UPDATED VINYL WINDOWS
• NEW HVAC
• NEW WATER HEATER
• NEW CARPORT
• COMMUNITY CLUBHOUSE
• NEAR MARINAS

Property features AI

Finance

• Other: Lot approximately 0.08 acres (approx. 336 sq meters); Asphalt road access; Living area about 884 sq ft
• Financial info: Annual taxes listed (not included per instructions)
• HOA & community: Monthly HOA fee $130 (association: Tavares Homeowners Inc); Pets allowed: Cats and dogs

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Private sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Mobile home (single wide); Residential property; One level; East-facing
• Construction: Metal roof; Other construction materials; Other foundation
• Exterior features: Lighting; Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $106 ($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 $158k (4.2% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 13 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 $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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 8.7

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: -10.7%
• Equity multiple: 0.60×
• Total profit: $-18,252
• Equity at exit: $24,602

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $6
• Equity at exit: $14,266

Cash invested: $46,200 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 507
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$865
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$69
• HOA: −$130
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $106

Break-even live

Break-even rent $1,447

Max offer price $165,000

Occupancy floor 88%

Sensitivity live

Price	-10% $200	-5% $153	+0% $106	+5% $60	+10% $13
Rent	-10% $-19	-5% $44	+0% $106	+5% $169	+10% $231
Rate	-1.0pp $189	-0.5pp $148	base $106	+0.5pp $64	+1.0pp $20

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 S Lake Ave Lot 1 Tavares, FL	1.0	1.0	1016	$1,200	$1.18	0d	1	0.33mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	25d	1	0.36mi
701 N New Hampshire Ave Unit 4 Tavares, FL	2.0	1.0	672	$1,100	$1.64	25d	1	0.61mi
542 E Caroline St Tavares, FL	2.0	1.0	812	$1,400	$1.72	25d	1	0.65mi
822 N New Hampshire Ave Tavares, FL	1.0	1.0	600	$1,200	$2.00	25d	1	0.72mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	25d	1	0.74mi
743 E Alfred St Tavares, FL	2.0	1.0	1000	$1,450	$1.45	25d	1	0.79mi
1350 County Dr Tavares, FL	2.0	1.0	644	$1,150	$1.79	25d	1	0.80mi
380 Dora Ave Tavares, FL	2.0	1.0	750	$1,399	$1.87	16d	1	0.87mi
1105 N Rockingham Ave Tavares, FL	2.0	2.0	806	$1,650	$2.05	6d	1	0.87mi
807 McLain Ct Tavares, FL	2.0	2.0	1104	$1,700	$1.54	18d	1	0.90mi
1403 E Alfred St Unit 200 Tavares, FL	2.0	1.5	1000	$2,000	$2.00	19d	1	1.19mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	4d	1	1.34mi

HOA detail condo

• Monthly dues: $130 · $1,560/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $165,000 Active 67 DOM
2. 2026-06-18
   days on market $165,000 Active 64 DOM
3. 2026-06-17
   days on market $165,000 Active 63 DOM
4. 2026-06-16
   days on market $165,000 Active 62 DOM
5. 2026-06-15
   days on market $165,000 Active 61 DOM
6. 2026-06-13
   days on market $165,000 Active 59 DOM
7. 2026-06-09
   days on market $165,000 Active 55 DOM
8. 2026-06-08
   days on market $165,000 Active 54 DOM
9. 2026-06-07
   days on market $165,000 Active 53 DOM
10. 2026-06-04
    days on market $165,000 Active 50 DOM
11. 2026-06-03
    days on market $165,000 Active 49 DOM
12. 2026-06-02
    days on market $165,000 Active 48 DOM
13. 2026-06-01
    days on market $165,000 Active 47 DOM
14. 2026-05-31
    days on market $165,000 Active 46 DOM
15. 2026-04-15
    listed $165,000 Active
16. 2026-03-24
    historical
17. 2026-03-20
    price $149,900
18. 2026-02-20
    price $154,900
19. 2026-01-15
    price $159,900
20. 2025-12-24
    listed $165,000 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: $949 · $79/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$421/yr (+$35/mo · 44.4%)

ⓘ 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 · 20 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: $18,978
• − Mortgage interest: −$9,243
• − Property taxes: −$949
• − Insurance: −$825
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − HOA: −$1,560
• − Depreciation: −$4,800
• Taxable loss: −$1,435
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,620/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

• Census place: Tavares, FL
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-15 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-24 Listed $165,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+107.8%/yr

Latest (2025): $949 · -1.2% YoY. Source: county tax records.