23 Lonesome Pine Trl · Yalaha, FL 34797

$203,000

2 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 46 Days on market

Built 1971 10,286 sqft lot $91/mo HOA · 5% of rent

---

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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the perfect blend of peace, potential, and lake living with this charming 2-bedroom, 1-bath home located on a quiet dead-end street in the established Springs Bath & Yacht Club community. This home features solid bones and key updates, including a newer roof, newer A/C system, and energy-efficient double-pane windows—providing a strong foundation for your personal touches. The current layout also offers excellent potential to expand into a 3-bedroom, 2-bath home, adding both value and functionality. A 1-car garage and spacious lot provide additional flexibility for storage, parking, or future improvements. Being sold As-Is, this is a great opportunity for investors or b

Key facts

• Fishing pier
• Spring fed pool
• Newer roof

Tags

• NEWER ROOF
• NEWER A C SYSTEM
• PRIVATE CLUBHOUSE
• SPRING FED POOL
• PRIVATE BOAT RAMP
• FISHING PIER

Property features AI

Finance

• Other: Zoned R-3; Water access to Lake Harris via Chain of Lakes with private boat ramp
• Financial info: Total annual fees $1,100
• HOA & community: The Springs homeowners association (annual fee $1,100; about $91.67/month); Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Private water; Septic tank; Cable available; Electricity available
• Home design: Single family residence; Residential property; One story; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on lot of about 0.24 acre
• Exterior features: Porch; Other exterior features; Property in county; Paved lot and road

Interior

• Kitchen: Built-in oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Blinds and window treatments; Double-pane windows; Other interior features; Inside utility
• Laundry & utility: Inside laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $203k.

Deal economics

• At list price, monthly cash flow is $-81 ($-977/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (11.3% below list).
• Recommended offer: $180k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#503 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: 29 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $551 of equity ($1k loan paydown + $-852 appreciation (-0.4% local appreciation)).
• 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 46 days — a 3% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $203k implies a 174% 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 $179,986 (11.3% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.74×
• Total profit: $-15,002
• Equity at exit: $54,722

10-year hold

• IRR: 0.5%
• Equity multiple: 1.05×
• Total profit: $2,855
• Equity at exit: $62,496

Cash invested: $56,840 (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 34797

• Home prices YoY: -0.2%
• Active inventory: 29
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,065
• Tax from tax record: −$263 /mo · $3,158/yr
• Insurance: −$85
• HOA: −$91
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-81

Break-even live

Break-even rent $1,903

Max offer price $188,625

Occupancy floor 100%

Sensitivity live

Price	-10% $34	-5% $-24	+0% $-81	+5% $-139	+10% $-196
Rent	-10% $-224	-5% $-152	+0% $-81	+5% $-10	+10% $61
Rate	-1.0pp $21	-0.5pp $-30	base $-81	+0.5pp $-134	+1.0pp $-187

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $91 · $1,092/yr

Listing history 16 events

1. 2026-06-21
   days on market $203,000 Active 46 DOM
2. 2026-06-18
   days on market $203,000 Active 43 DOM
3. 2026-06-17
   days on market $203,000 Active 42 DOM
4. 2026-06-16
   days on market $203,000 Active 41 DOM
5. 2026-06-15
   days on market $203,000 Active 40 DOM
6. 2026-06-13
   days on market $203,000 Active 38 DOM
7. 2026-06-09
   days on market $203,000 Active 34 DOM
8. 2026-06-08
   days on market $203,000 Active 33 DOM
9. 2026-06-07
   pricedays on market $203,000 Active 32 DOM
10. 2026-06-04
    days on market $207,000 Active 29 DOM
11. 2026-06-03
    days on market $207,000 Active 28 DOM
12. 2026-06-02
    days on market $207,000 Active 27 DOM
13. 2026-06-01
    days on market $207,000 Active 26 DOM
14. 2026-05-31
    days on market $207,000 Active 25 DOM
15. 2026-05-06
    listed $207,000 Active
16. 2002-05-29
    soldstatus $74,000

ⓘ 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: $3,158 · $263/mo
• Projected year-2 tax: $3,158 · $263/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,598
• − Mortgage interest: −$11,371
• − Property taxes: −$3,158
• − Insurance: −$1,015
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$1,092
• − Depreciation: −$5,905
• Taxable loss: −$4,399
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $79/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 — Yalaha

• Score: 68/100
• State rank: #503
• US rank: #9321

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yalaha, FL
• City population: 1,142
• Population (ZIP): 1,142

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 (85%)
• Race & ethnicity: White 85% Native American 10% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Irish 2% Danish 2% Slovak 2%
• Foreign-born: 2%
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 2%

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: ▼ -0.42%
• Current HPI: 260.9594
• Rent YoY: —
• Metro: —
• 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

+179.7% since first listed

2 events — show timeline

• 2026-05-06 Listed $207,000 Stellar MLS as Distributed by MLS Grid
• 2002-05-29 Sold (Public Records) $74,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,158 · +2.1% YoY. Source: county tax records.