2712 Berdetta St · Leesburg, FL 34748

$155,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 174 Days on market

Built 1989 0.49 ac lot

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a beautiful piece of property with NO HOA? Then this home is for you! This . 5-acre property is fully fenced in with a wood fence, a large shed on it to store lawn equipment & much more. The mature trees are mesmerizing to look at. There’s a basketball hoop which is wonderful for playing outside. There’s also a concrete area in the backyard to sit & relax on which is great for gatherings. The home itself offers an upgraded kitchen with granite counter tops, new cabinets with stylish hardware handles & a glass tile backsplash. The dining room & living room are adjacent to one another which offers an open floor concept. Laminate floors run throughout the home. Both the guest bathroom & the owner’s suite bathroom offer tile in the tub & shower area. The owner’s suite bedroom has a walk-in closet. Come & check out this home for yourself!

Key facts

• Updated tile
• Half-acre fenced
• Upgraded kitchen

Tags

• HALF-ACRE FENCED
• INCOME-PRODUCING PROPERTY
• UPGRADED KITCHEN
• GLASS TILE BACKSPLASH
• OPEN-CONCEPT LIVING
• UPDATED TILE

Property features AI

Finance

• Other: Zoned R-7; No CDD; Lease restrictions not indicated
• HOA & community: Pets allowed; No association approval required

Exterior

• Parking: Boat parking; Golf cart parking; Ground-level open parking
• Utilities: Public water; Septic tank; Electricity available; Cable available; Water connected; Other utilities available
• Home design: Manufactured double-wide home; One level; Faces south; Entry on ground level
• Construction: Vinyl siding on frame construction; Shingle roof; Crawlspace foundation; Built as double-wide manufactured home
• Exterior features: Sliding doors; Storage shed(s); Wood fencing; Mature landscaping with trees; Wooded areas; Level, paved lot in county; Oversized lot; Public maintained paved roads

Interior

• Kitchen: Dishwasher; Range; Microwave; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid surface counters; Split bedroom plan; Thermostat; Walk-in closets; Inside utility room
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $43 ($514/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 $132k (14.8% below list).
• Recommended offer: $132k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Fruitland Park Elementary School (math 46% / reading 41%, grade F, #1,345 of 2,144 statewide, top 64%, 733 students, 66% 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 64% FRL vs 49% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-14 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); 798 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 174 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $92k; list at $155k implies a 68% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,022 (14.8% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-26,282
• Equity at exit: $23,111

10-year hold

• IRR: -16.3%
• Equity multiple: 0.21×
• Total profit: $-34,423
• Equity at exit: $13,402

Cash invested: $43,400 (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 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 798
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$813
• Tax from tax record: −$123 /mo · $1,473/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $43

Break-even live

Break-even rent $1,266

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $131	-5% $87	+0% $43	+5% $-1	+10% $-45
Rent	-10% $-61	-5% $-9	+0% $43	+5% $95	+10% $147
Rate	-1.0pp $121	-0.5pp $82	base $43	+0.5pp $3	+1.0pp $-38

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Crawford St Unit 1 Leesburg, FL	3.0	1.0	800	$1,100	$1.38	17d	1	0.46mi
1001 Crawford St Leesburg, FL	3.0	1.0	800	$1,100	$1.38	13d	1	0.46mi
2718 Lorraine Dr Leesburg, FL	2.0	2.0	958	$1,275	$1.33	0d	1	0.61mi
1009 Nebraska St Leesburg, FL	3.0	1.0	864	$1,850	$2.14	14d	1	0.63mi
1111 Tuskegee St Unit a Leesburg, FL	2.0	1.0	754	$1,095	$1.45	0d	1	0.72mi
1015 Beecher St Unit 1 Leesburg, FL	2.0	1.0	853	$1,100	$1.29	26d	1	0.83mi
1013 Beecher St Unit 1 Leesburg, FL	3.0	1.0	900	$1,250	$1.39	24d	1	0.85mi
210 N Lone Oak Dr Unit 1 Leesburg, FL	2.0	1.0	912	$1,250	$1.37	17d	1	0.93mi
1725 Birchwood Cir Leesburg, FL	2.0	1.0	850	$1,295	$1.52	0d	1	1.05mi
1711 Birchwood Cir Unit 2 Leesburg, FL	2.0	1.0	770	$900	$1.17	26d	1	1.07mi
1223 Pamela St Leesburg, FL	2.0	1.0	894	$1,399	$1.56	26d	1	1.16mi
1801 Center St Unit 2 Leesburg, FL	2.0	1.0	754	$1,300	$1.72	26d	1	1.23mi
1 Herald Dr Leesburg, FL	2.0	1.0–1.5	970	$1,524	$1.57	0d	3	1.25mi
2400 Silver Pointe Cir Leesburg, FL	1.0–2.0	1.0	837	$1,050	$1.25	26d	1	1.27mi
1419 Hill St Leesburg, FL	2.0	1.0	840	$1,120	$1.33	26d	1	1.27mi
1415 Hill St Leesburg, FL	2.0	1.0	1000	$1,150	$1.15	26d	1	1.28mi
2602 Houston Pl Leesburg, FL	2.0	2.0	960	$1,895	$1.97	7d	1	1.28mi
1411 Hill St Leesburg, FL	2.0	1.0	1000	$1,150	$1.15	26d	1	1.28mi
114 N Chester St Leesburg, FL	1.0	1.0	702	$850	$1.21	7d	1	1.32mi
2117 Citrus Blvd Unit 6 Leesburg, FL	2.0	1.0	800	$1,000	$1.25	4d	1	1.40mi
2511 Sennett Dr Leesburg, FL	2.0–4.0	2.0	1215	$1,508	$1.24	26d	1	1.41mi

Listing history 16 events

1. 2026-02-19
   status Active
2. 2025-06-09
   listed $155,000 Active
3. 2021-12-22
   soldstatus $92,000
4. 2021-12-06
   soldstatus $92,000 Closed 924-char remark

   Show marketing remark (924 chars)

   Looking for a beautiful piece of property with NO HOA? Then this home is for you! This . 5-acre property is fully fenced in with a wood fence, a large shed on it to store lawn equipment & much more. The mature trees are mesmerizing to look at. There’s a basketball hoop which is wonderful for playing outside. There’s also a concrete area in the backyard to sit & relax on which is great for gatherings. The home itself offers an upgraded kitchen with granite counter tops, new cabinets with stylish hardware handles & a glass tile backsplash. The dining room & living room are adjacent to one another which offers an open floor concept. Laminate floors run throughout the home. Both the guest bathroom & the owner’s suite bathroom offer tile in the tub & shower area. The owner’s suite bedroom has a walk-in closet. Come & check out this home for yourself!

5. 2021-11-25
   status Pending 924-char remark

   Show marketing remark (924 chars)

   Looking for a beautiful piece of property with NO HOA? Then this home is for you! This . 5-acre property is fully fenced in with a wood fence, a large shed on it to store lawn equipment & much more. The mature trees are mesmerizing to look at. There’s a basketball hoop which is wonderful for playing outside. There’s also a concrete area in the backyard to sit & relax on which is great for gatherings. The home itself offers an upgraded kitchen with granite counter tops, new cabinets with stylish hardware handles & a glass tile backsplash. The dining room & living room are adjacent to one another which offers an open floor concept. Laminate floors run throughout the home. Both the guest bathroom & the owner’s suite bathroom offer tile in the tub & shower area. The owner’s suite bedroom has a walk-in closet. Come & check out this home for yourself!

6. 2021-11-10
   status Active 924-char remark

   Show marketing remark (924 chars)

   Looking for a beautiful piece of property with NO HOA? Then this home is for you! This . 5-acre property is fully fenced in with a wood fence, a large shed on it to store lawn equipment & much more. The mature trees are mesmerizing to look at. There’s a basketball hoop which is wonderful for playing outside. There’s also a concrete area in the backyard to sit & relax on which is great for gatherings. The home itself offers an upgraded kitchen with granite counter tops, new cabinets with stylish hardware handles & a glass tile backsplash. The dining room & living room are adjacent to one another which offers an open floor concept. Laminate floors run throughout the home. Both the guest bathroom & the owner’s suite bathroom offer tile in the tub & shower area. The owner’s suite bedroom has a walk-in closet. Come & check out this home for yourself!

7. 2021-11-08
   status Pending 924-char remark

   Show marketing remark (924 chars)

   Looking for a beautiful piece of property with NO HOA? Then this home is for you! This . 5-acre property is fully fenced in with a wood fence, a large shed on it to store lawn equipment & much more. The mature trees are mesmerizing to look at. There’s a basketball hoop which is wonderful for playing outside. There’s also a concrete area in the backyard to sit & relax on which is great for gatherings. The home itself offers an upgraded kitchen with granite counter tops, new cabinets with stylish hardware handles & a glass tile backsplash. The dining room & living room are adjacent to one another which offers an open floor concept. Laminate floors run throughout the home. Both the guest bathroom & the owner’s suite bathroom offer tile in the tub & shower area. The owner’s suite bedroom has a walk-in closet. Come & check out this home for yourself!

8. 2021-11-05
   listed $105,000 Active 924-char remark

   Show marketing remark (924 chars)

   Looking for a beautiful piece of property with NO HOA? Then this home is for you! This . 5-acre property is fully fenced in with a wood fence, a large shed on it to store lawn equipment & much more. The mature trees are mesmerizing to look at. There’s a basketball hoop which is wonderful for playing outside. There’s also a concrete area in the backyard to sit & relax on which is great for gatherings. The home itself offers an upgraded kitchen with granite counter tops, new cabinets with stylish hardware handles & a glass tile backsplash. The dining room & living room are adjacent to one another which offers an open floor concept. Laminate floors run throughout the home. Both the guest bathroom & the owner’s suite bathroom offer tile in the tub & shower area. The owner’s suite bedroom has a walk-in closet. Come & check out this home for yourself!

9. 2021-02-18
   soldstatus $84,000
10. 2021-02-12
    soldstatus $84,000 Sold 430-char remark

    Show marketing remark (430 chars)

    Do not miss the opportunity to live in this quiet and fully renovated manufactured home. Equipped with laminate flooring throughout and brand new stainless steel appliances. Brand new fence was installed on 11/21/2020 for complete privacy. This beautiful starter home is located in the countryside and is within minutes of Lake Harris, Lake Denham and the Emeralda Conservation Area. This will not last! Schedule your tour today!

11. 2021-01-27
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Do not miss the opportunity to live in this quiet and fully renovated manufactured home. Equipped with laminate flooring throughout and brand new stainless steel appliances. Brand new fence was installed on 11/21/2020 for complete privacy. This beautiful starter home is located in the countryside and is within minutes of Lake Harris, Lake Denham and the Emeralda Conservation Area. This will not last! Schedule your tour today!

12. 2020-12-16
    price $88,000 430-char remark

    Show marketing remark (430 chars)

    Do not miss the opportunity to live in this quiet and fully renovated manufactured home. Equipped with laminate flooring throughout and brand new stainless steel appliances. Brand new fence was installed on 11/21/2020 for complete privacy. This beautiful starter home is located in the countryside and is within minutes of Lake Harris, Lake Denham and the Emeralda Conservation Area. This will not last! Schedule your tour today!

13. 2020-11-23
    price $90,000 430-char remark

    Show marketing remark (430 chars)

    Do not miss the opportunity to live in this quiet and fully renovated manufactured home. Equipped with laminate flooring throughout and brand new stainless steel appliances. Brand new fence was installed on 11/21/2020 for complete privacy. This beautiful starter home is located in the countryside and is within minutes of Lake Harris, Lake Denham and the Emeralda Conservation Area. This will not last! Schedule your tour today!

14. 2020-10-30
    listed $100,000 Active 430-char remark

    Show marketing remark (430 chars)

    Do not miss the opportunity to live in this quiet and fully renovated manufactured home. Equipped with laminate flooring throughout and brand new stainless steel appliances. Brand new fence was installed on 11/21/2020 for complete privacy. This beautiful starter home is located in the countryside and is within minutes of Lake Harris, Lake Denham and the Emeralda Conservation Area. This will not last! Schedule your tour today!

15. 2020-05-25
    historical
16. 2020-05-06
    listed $50,000 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: $1,473 · $123/mo
• Projected year-2 tax: $1,473 · $123/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 8/10 Severe 7 d/yr ≥108°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: $15,843
• − Mortgage interest: −$8,682
• − Property taxes: −$1,473
• − Insurance: −$775
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,509
• Taxable loss: −$2,132
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $1,025/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 — 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

• County: Lake County · 364,602 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: 1745.0

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: 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

Price history

+210.0% since first listed

16 events — show timeline

• 2026-02-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-09 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-22 Sold (Public Records) $92,000 Public Records
• 2021-12-06 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-11-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-05 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-18 Sold (Public Records) $84,000 Public Records
• 2021-02-12 Sold (MLS) $84,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-16 Price Changed $88,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-23 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-30 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-05-06 Listed $50,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.1%/yr

Latest (2025): $1,473 · +1.1% YoY. Source: county tax records.