1710 Lilly Ln · Lady Lake, FL 32159

$174,500

2 bd · 2.0 ba · 1,256 sqft · Manufactured public records · 60 Days on market

Built 1987 6,945 sqft lot Est $196k · 11% under $199/mo HOA · 9% of rent

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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 +19.2/30.0
• ARV discount +12.4/15.0
• 1% rule +7.0/10.0
• DSCR +6.1/10.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

No CDD and NO Bond. 2 bedrooms - 2 baths on a quiet cul-de-sac street with a peek-a-boo view of the golf course, located in the historic Country Club Hills. Features NO Carpet, new appliances, (3) new skylights, a carport and a golf cart garage with a lot of storage, double wide driveway, an enclosed lanai, metal roof (2021), A/C (2025), updated electric, a murphy bed in guest bedroom, a large Florida room, new irrigation, a very large back yard. Under the house is waterproofed with a new liner, dehumidifier and a sump pump - totally dry, you can use for storage. You are a golf cart ride away to Spanish Springs Square for your nightly entertainment, restaurants, shopping, doctors and a hos

Key facts

• Metal roof
• Updated electric
• Golf cart garage

Tags

• NEW STAINLESS STEEL APPLIANCES
• NEW SKYLIGHTS
• GOLF CART GARAGE
• ENCLOSED LANAI
• METAL ROOF
• UPDATED ELECTRIC

Property features AI

Finance

• Other: Residential property; Zoning: MX-8; Listed as unfurnished; Total living area reported as 1,256 (public records)
• HOA & community: Pets allowed: cats and dogs

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One story; Faces southwest
• Construction: Frame construction; Metal roof; Pillar/post/pier foundation; Built on a 0.16-acre lot (approx. 61 x 115)
• Exterior features: Rain gutters; Exterior storage; Paved road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Dining room with living/dining layout; Window treatments; Skylight
• Laundry & utility: Washer and dryer included; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.1% in Lady Lake — 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 69/100 on livability (#457 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: The Villages Elementary of Lady Lake School (math 63% / reading 61%, grade B, #608 of 2,144 statewide, top 29%, 761 students, 61% 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).
• Market conditions: Rents rising fast (+4.0%/yr); 586 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 43% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 60 days — a 3% lower offer ($169k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,265 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $195,936
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Saint Andrews Blvd	0.37mi	2/2.0	1,191 (-5%)	6mo	$152,000	$128	69
809 Orchid St	0.42mi	2/2.0	1,342 (+7%)	2mo	$209,000	$156	67
729 Camelia Ct	0.65mi	2/2.0	1,352 (+8%)	2mo	$185,000	$137	56
1613 Bay Meadows Ln	0.59mi	2/2.0	1,384 (+10%)	4mo	$225,000	$163	52

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 · 4.03% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-13,904
• Equity at exit: $26,019

10-year hold

• IRR: 3.5%
• Equity multiple: 1.27×
• Total profit: $13,310
• Equity at exit: $15,088

Cash invested: $48,860 (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 32159

• Home prices YoY: -16.0%
• Rents YoY: 4.0%
• Active inventory: 586
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$915
• Tax from tax record: −$282 /mo · $3,385/yr
• Insurance: −$73
• HOA: −$199
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $188

Break-even live

Break-even rent $1,859

Max offer price $174,500

Occupancy floor 86%

Sensitivity live

Price	-10% $287	-5% $238	+0% $188	+5% $139	+10% $89
Rent	-10% $22	-5% $105	+0% $188	+5% $271	+10% $354
Rate	-1.0pp $276	-0.5pp $233	base $188	+0.5pp $143	+1.0pp $97

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Kiley Ct Unit 1545709P Lady Lake, FL	2.0	2.0	1593	$3,452	$2.17	17d	1	0.23mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	25d	1	0.30mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	25d	1	0.31mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	25d	1	0.41mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	25d	1	0.47mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	22d	36	0.48mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	22d	38	0.49mi
1401 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1552	$1,999	$1.29	25d	1	0.52mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	25d	1	0.54mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	3d	1	0.59mi
17951 SE 115th Cir Summerfield, FL	3.0	2.0	1829	$2,100	$1.15	15d	1	0.61mi
17408 SE 121st Cir Summerfield, FL	3.0	2.0	1733	$1,850	$1.07	22d	1	0.67mi
17472 SE 121st Cir Summerfield, FL	3.0	2.0	1330	$1,950	$1.47	15d	1	0.86mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	22d	1	0.90mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	25d	1	0.98mi
703 Royal Palm Ave Lady Lake, FL	3.0	2.0	1730	$2,600	$1.50	23d	1	1.01mi
640 Rainbow Blvd Lady Lake, FL	2.0	2.0	1600	$1,900	$1.19	25d	1	1.07mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	22d	1	1.19mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	22d	1	1.20mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	25d	1	1.24mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	25d	1	1.27mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	22d	1	1.28mi
617 Webb Way Lady Lake, FL	2.0	2.0	1542	$3,000	$1.95	25d	1	1.29mi
602 Jason Dr Lady Lake, FL	3.0	2.0	1726	$1,650	$0.96	25d	1	1.31mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	22d	1	1.39mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	22d	1	1.50mi

HOA detail

• Monthly dues: $199 · $2,388/yr
• Likely covers: waterelectric

Listing history 7 events

1. 2026-05-03
   status Pending
2. 2026-04-20
   price $174,500
3. 2026-03-19
   price $174,900
4. 2026-03-03
   listed $189,500 Active
5. 2024-10-22
   soldstatus $154,900
6. 2001-11-21
   soldstatus $110,000
7. 1987-06-01
   soldstatus $12,000

ⓘ 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: $3,385 · $282/mo
• Projected year-2 tax: $3,385 · $282/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,170
• − Mortgage interest: −$9,775
• − Property taxes: −$3,385
• − Insurance: −$872
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$2,388
• − Depreciation: −$5,076
• Taxable loss: −$354
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,343/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 — Lady Lake

• Score: 69/100
• State rank: #457
• US rank: #8302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lady Lake, FL
• County: Lake County · 364,602 people
• City population: 32,107
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 32,107
• Household income: $58,518
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 1047.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -45.24%
• Current HPI: 237.6208
• Rent YoY: ▲ 4.03%
• 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

+1354.2% since first listed

7 events — show timeline

• 2026-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $174,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listed $189,500 Stellar MLS as Distributed by MLS Grid
• 2024-10-22 Sold (Public Records) $154,900 Public Records
• 2001-11-21 Sold (Public Records) $110,000 Public Records
• 1987-06-01 Sold (Public Records) $12,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $3,385 · +316.9% YoY. Source: county tax records.