2610 Dogwood Pl · Leesburg, FL 34748

$109,400

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 157 Days on market

Manufactured home 55+ age-restricted Built 2026 Good condition $109/sqft · 12% below area Est $125k · 12% under

---

Why this score? — see what drove the C- 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 +17.0/30.0
• ARV discount +13.1/15.0
• DSCR +5.5/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Manufactured-home adj. -4.5

Listing remarks

55+ age qualified community. Welcome to Coachwood Colony a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a beautiful 2022 2 bed, 2 bath home for sale or rent featuring 1000.00 sq ft of beautifully designed living space. Located in Leesburg, this property offers the perfect blend of modern amenities and timeless charm. BUY OR RENT W/ OPTION TO BUY! Step inside to find plenty of natural light. The modern kitchen boasts stainless steel appliances, perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite bathroom and a walk-in closet.

Key facts

• Shuffleboard courts
• Clubhouse
• Covered patio

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• COVERED PATIO
• HEATED POOL
• CLUBHOUSE
• SHUFFLEBOARD COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 soft (-0.9%/yr); 1099 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $756 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 157 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

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 $96,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $124,950
• List price: $109,400
• Delta: -12.44%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2338 Conestoga Dr	0.29mi	2/2.0	1,144 (+14%)	2mo	$157,900	$138	61
2602 Western Way	0.48mi	2/1.0	912 (-9%)	6mo	$235,000	$258	54
2954 Peach St	0.46mi	2/2.0	1,250 (+25%)	1mo	$185,000	$148	52
1111 Apple Ter	0.53mi	2/2.0	1,250 (+25%)	1mo	$189,900	$152	50
2303 Mahoney Ave	0.50mi	2/2.0	1,196 (+20%)	3mo	$225,000	$188	49
2104 South St	0.59mi	2/1.0	1,108 (+11%)	3mo	$59,990	$54	47
2715 Lorraine Dr	0.81mi	3/2.0 (+1)	1,100 (+10%)	2mo	$204,150	$186	42
607 Thomas Ave	0.97mi	3/2.0 (+1)	1,244 (+24%)	0mo	$335,000	$269	35
1308 Mariva Ave	1.37mi	2/1.0	792 (-21%)	2mo	$161,500	$204	35
2304 Vine St	0.61mi	3/1.0 (+1)	1,181 (+18%)	5mo	$172,000	$146	33
1704 Center St	1.23mi	3/1.0 (+1)	1,152 (+15%)	1mo	$105,000	$91	30
1315 Braebury Dr	0.89mi	3/1.5 (+1)	1,240 (+24%)	6mo	$217,000	$175	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-13,553
• Equity at exit: $16,312

10-year hold

• IRR: -9.0%
• Equity multiple: 0.52×
• Total profit: $-14,717
• Equity at exit: $9,459

Cash invested: $30,632 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 2 under contract
• Months of supply: 60.0 mo (2%/mo absorbed)
• Median asking: $150,900 ($133/sqft)
• Median days on market: 35 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -6.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 1099
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,641/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $116

Break-even live

Break-even rent $957

Max offer price $109,400

Occupancy floor 84%

Sensitivity live

Price	-10% $192	-5% $154	+0% $116	+5% $78	+10% $40
Rent	-10% $29	-5% $72	+0% $116	+5% $160	+10% $203
Rate	-1.0pp $171	-0.5pp $144	base $116	+0.5pp $88	+1.0pp $59

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: $27,350
• Closing costs: $3,282
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 Dogwood Pl Leesburg, FL	2.0	2.0	1000	$1,199	$1.20	69d	1	0.02mi
2601 Houston Pl Leesburg, FL	2.0	2.0	1056	$1,325	$1.25	56d	1	0.16mi
2602 Houston Pl Leesburg, FL	2.0	2.0	960	$1,895	$1.97	101d	1	0.18mi
1004 Royal Oak Blvd Unit 1004 Leesburg, FL	2.0	2.5	1244	$1,550	$1.25	100d	1	0.37mi
513 Old Colony Rd Leesburg, FL	3.0	2.0	1198	$1,499	$1.25	30d	1	0.38mi
2920 Pecan Ave Leesburg, FL	2.0	2.5	1288	$1,700	$1.32	120d	1	0.40mi
502 Old Colony Rd Leesburg, FL	3.0	2.0	1456	$1,299	$0.89	120d	1	0.42mi
2940 Peach St Leesburg, FL	2.0	2.5	1288	$1,750	$1.36	114d	1	0.44mi
1125 Apple Ter Unit 1125 Leesburg, FL	3.0	2.0	1450	$1,695	$1.17	94d	1	0.46mi
2947 Poplar Ave Leesburg, FL	2.0	2.5	1288	$1,650	$1.28	40d	1	0.47mi
2949 Poplar Ave Leesburg, FL	2.0	2.5	1288	$1,500	$1.16	42d	1	0.47mi
822 S Lone Oak Dr Unit B Leesburg, FL	2.0	1.0	900	$1,195	$1.33	63d	1	0.50mi
822 S Lone Oak Dr Unit B Leesburg, FL	2.0	1.0	900	$1,195	$1.33	120d	1	0.50mi
822 S Lone Oak Dr Leesburg, FL	2.0	1.0	900	$1,300	$1.44	30d	1	0.50mi
824 S Lone Oak Dr Unit A Leesburg, FL	2.0	1.0	900	$1,195	$1.33	64d	1	0.50mi
824 S Lone Oak Dr Unit A Leesburg, FL	2.0	1.0	900	$1,195	$1.33	94d	1	0.50mi
2513 Winona Ave Leesburg, FL	2.0	1.0	1084	$1,400	$1.29	7d	1	0.51mi
2108 South St Leesburg, FL	3.0	2.0	1311	$1,700	$1.30	30d	1	0.58mi
2100 South St Apt C Leesburg, FL	2.0	1.0	943	$950	$1.01	10d	1	0.62mi
2100 South St Apt C Leesburg, FL	2.0	1.0	943	$950	$1.01	30d	1	0.62mi
3400 Southwinds Cove Way Leesburg, FL	3.0	2.5	993	$1,584	$1.60	0d	12	0.68mi
2718 Lorraine Dr Leesburg, FL	2.0	2.0	958	$1,275	$1.33	94d	1	0.84mi
1323 Braebury Dr Leesburg, FL	3.0	1.5	958	$1,459	$1.52	42d	1	0.89mi
1309 Braebury Dr Leesburg, FL	3.0	1.0	1013	$1,750	$1.73	30d	1	0.91mi
210 N Lone Oak Dr Unit 1 Leesburg, FL	2.0	1.0	912	$1,250	$1.37	111d	1	0.96mi
1604 Woodlyn Dr Leesburg, FL	3.0	1.5	1088	$1,500	$1.38	120d	1	0.99mi
1317 Cambridge Dr Leesburg, FL	3.0	1.5	1240	$1,600	$1.29	120d	1	1.00mi
114 N Chester St Leesburg, FL	1.0	1.0	702	$850	$1.21	101d	1	1.03mi
114 N Chester St Leesburg, FL	1.0	1.0	702	$850	$1.21	76d	1	1.03mi
109 N Oakland St Leesburg, FL	1.0	1.0	1401	$1,300	$0.93	58d	1	1.06mi
200 S Moss St Leesburg, FL	3.0	2.0	968	$1,400	$1.45	10d	1	1.08mi
1708 High St Leesburg, FL	2.0	1.0	864	$1,400	$1.62	62d	1	1.12mi
1801 Center St Unit 2 Leesburg, FL	2.0	1.0	754	$1,200	$1.59	88d	1	1.17mi
1514 High St Leesburg, FL	3.0	1.0	952	$1,500	$1.58	74d	1	1.21mi
1514 High St Leesburg, FL	3.0	1.0	952	$1,500	$1.58	68d	1	1.21mi
1220 W Dixie Ave Leesburg, FL	3.0	2.0	1304	$1,600	$1.23	101d	1	1.35mi
1001 Crawford St Unit 1 Leesburg, FL	3.0	1.0	800	$1,025	$1.28	6d	1	1.41mi
1001 Crawford St Leesburg, FL	3.0	1.0	800	$1,050	$1.31	6d	1	1.42mi
1401 Floradel Ave Leesburg, FL	2.0	1.0	1190	$1,495	$1.26	99d	1	1.43mi
1403 Old Harbor Blvd Leesburg, FL	1.0–4.0	1.0–3.0	1083	$1,356	$1.25	0d	15	1.45mi

Property features AI

Finance

• Other: Status: ActiveInventory type: SpecLast modified: 2026-04-28
• Financial info: List price $109,900

Exterior

• Home design: Single-family property (Maitland plan)Address: 2610 Dogwood Pl, Leesburg FL 34748

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Spec home (Maitland plan)Living area approximately 1,000

Listing history 35 events

1. 2026-07-16
   days on market $109,400 Active 157 DOM
2. 2026-07-15
   days on market $109,400 Active 156 DOM
3. 2026-07-14
   days on market $109,400 Active 155 DOM
4. 2026-07-13
   days on market $109,400 Active 154 DOM
5. 2026-07-13
   days on market $109,400 Active 153 DOM
6. 2026-07-11
   days on market $109,400 Active 152 DOM
7. 2026-07-10
   days on market $109,400 Active 151 DOM
8. 2026-07-09
   days on market $109,400 Active 150 DOM
9. 2026-07-07
   days on market $109,400 Active 148 DOM
10. 2026-07-06
    days on market $109,400 Active 147 DOM
11. 2026-07-05
    days on market $109,400 Active 146 DOM
12. 2026-07-03
    days on market $109,400 Active 144 DOM
13. 2026-07-02
    days on market $109,400 Active 143 DOM
14. 2026-07-01
    days on market $109,400 Active 142 DOM
15. 2026-06-30
    days on market $109,400 Active 141 DOM
16. 2026-06-29
    days on market $109,400 Active 140 DOM
17. 2026-06-28
    days on market $109,400 Active 139 DOM
18. 2026-06-27
    days on market $109,400 Active 138 DOM
19. 2026-06-26
    days on market $109,400 Active 137 DOM
20. 2026-06-24
    days on market $109,400 Active 135 DOM
21. 2026-06-22
    days on market $109,400 Active 133 DOM
22. 2026-06-21
    days on market $109,400 Active 132 DOM
23. 2026-06-18
    days on market $109,400 Active 129 DOM
24. 2026-06-17
    days on market $109,400 Active 128 DOM
25. 2026-06-16
    days on market $109,400 Active 127 DOM
26. 2026-06-15
    days on market $109,400 Active 126 DOM
27. 2026-06-13
    days on market $109,400 Active 124 DOM
28. 2026-06-09
    days on market $109,400 Active 120 DOM
29. 2026-06-08
    days on market $109,400 Active 119 DOM
30. 2026-06-07
    days on market $109,400 Active 118 DOM
31. 2026-06-04
    days on market $109,400 Active 115 DOM
32. 2026-06-03
    days on market $109,400 Active 114 DOM
33. 2026-06-02
    days on market $109,400 Active 113 DOM
34. 2026-06-02
    days on market $109,400 Active 112 DOM
35. 2026-05-31
    days on market $109,400 Active 111 DOM

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

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 · 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: $13,247
• − Mortgage interest: −$6,128
• − Property taxes: −$1,641
• − Insurance: −$547
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,183
• Taxable loss: −$371
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $1,482/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $5,000–$15,000 screening

This 55+ age-qualified community home is in good condition with modern amenities and a well-maintained exterior. It is ready for immediate occupancy and would benefit from a fresh coat of paint to enhance its curb appeal.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Leesburg Elementary School F FL #1,841/2,144 Nat'l #25,956/41,679 Middle Oak Park Middle School F FL #426/571 Nat'l #7,813/14,009 High Leesburg High School F FL #464/667 Nat'l #11,740/17,239

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

C Composite livability gradescore 62/100

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 · 386,640 people
• City population: 70,232
• 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: 21% of renters

---

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

Property features AI

Finance

• Other: Status: ActiveInventory type: SpecLast modified: 2026-04-28
• Financial info: List price $109,900

Exterior

• Home design: Single-family property (Maitland plan)Address: 2610 Dogwood Pl, Leesburg FL 34748

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Spec home (Maitland plan)Living area approximately 1,000