2011 Pinewood Ln · Mount Dora, FL 32757

$125,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 29 Days on market

Built 1998 5,739 sqft lot Est $165k · 24% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fix & Flip Opportunity in Mount Dora, FL Attention investors and rehabbers! Don’t miss this incredible fix-and-flip opportunity located in the heart of beautiful Mount Dora. This property is perfectly positioned in a highly desirable area surrounded by charming historic neighborhoods, growing residential communities, and strong buyer demand. Prime Location Highlights: • Minutes from Downtown Mount Dora — known for its boutique shopping, restaurants, waterfront activities, and year-round festivals • Close proximity to Lake Dora and the Mount Dora Marina • Convenient access to US-441, making travel to Orlando, Apopka, Eustis, Tavares, and The Villages easy

Key facts

• Prime location
• 5,739 sq ft lot
• Built 1998

Tags

• PRIME LOCATION
• CLOSE PROXIMITY TO LAKE DORA
• CONVENIENT ACCESS TO US-441
• NEAR SHOPPING CENTERS
• AREA EXPERIENCING GROWTH

Property features AI

Finance

• Other: No CDD; Unfurnished
• HOA & community: Senior community

Exterior

• Utilities: Public water; Public sewer; Electricity available and connected
• Home design: Manufactured double-wide home; Residential property; Single story; Faces northwest; Entry level: One
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation; Built on a 60 x 92 lot (approximately 0.13 acres)
• Exterior features: Sidewalk

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 3.3% in Mount Dora — 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 75/100 on livability (#244 in FL, #3,860 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime 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.
• Market conditions: Rents flat; 639 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $125k implies a 942% 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.79% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.51%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $164,592
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2060 Lamplight Cir	0.08mi	2/2.0 (-1)	1,152 (-11%)	11mo	$75,000	$65	64
2557 Karen Dr	0.17mi	3/2.0	1,458 (+12%)	14mo	$185,000	$127	60

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.05×
• Total profit: $36,613
• Equity at exit: $18,638

10-year hold

• IRR: 32.3%
• Equity multiple: 3.60×
• Total profit: $90,999
• Equity at exit: $10,808

Cash invested: $35,000 (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 32757

• Home prices YoY: -34.5%
• Rents YoY: 0.6%
• Active inventory: 639
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$656
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $977

Break-even live

Break-even rent $995

Max offer price $125,000

Occupancy floor 51%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2280 Waterfall Ct Unit 4-302 Mt Dora, FL	2.0	2.0	1305	$1,795	$1.38	18d	1	0.85mi
2507 Koji ST Mt Dora, FL	1.0–3.0	1.0–2.0	961	$2,759	$2.87	2d	9	0.87mi
3108 Bethpage Loop Mount Dora, FL	4.0	2.0	1846	$2,369	$1.28	22d	1	0.89mi
1127 E 11th Ave Mount Dora, FL	3.0	2.0	1226	$2,600	$2.12	24d	1	0.99mi
1006 E 11th Ave Mount Dora, FL	2.0	2.0	1390	$2,500	$1.80	15d	1	1.08mi
764 Chacall Loop Mount Dora, FL	3.0	2.0	1566	$2,400	$1.53	11d	1	1.18mi
764 Chacall Loop Mount Dora, FL	3.0	2.0	1600	$2,400	$1.50	22d	1	1.18mi
1423 N Tremain St Mount Dora, FL	3.0	2.0	1096	$1,745	$1.59	24d	1	1.30mi
502 N Simpson St Mount Dora, FL	2.0	2.0	1106	$1,785	$1.61	22d	1	1.33mi
501 N Simpson St Mount Dora, FL	2.0	2.0	960	$1,700	$1.77	24d	1	1.35mi
949 N Grandview St Mount Dora, FL	3.0	1.0	1172	$2,100	$1.79	4d	1	1.36mi
155 Veranda Way Mount Dora, FL	1.0–2.0	1.0–2.0	785	$1,748	$2.23	2d	12	1.38mi
401 E 9th Ave Mount Dora, FL	2.0	1.5	984	$2,800	$2.85	24d	1	1.42mi
316 N Simpson St Unit 318 Mt Dora, FL	2.0	2.0	1015	$1,495	$1.47	24d	1	1.42mi
1019 N Tremain St Unit 1017 Mt Dora, FL	2.0	2.0	1344	$1,499	$1.12	24d	1	1.43mi

Listing history 15 events

1. 2026-06-17
   status $125,000 Pending 29 DOM
2. 2026-06-17
   days on market $125,000 Active 29 DOM
3. 2026-06-16
   days on market $125,000 Active 28 DOM
4. 2026-06-15
   days on market $125,000 Active 27 DOM
5. 2026-06-13
   days on market $125,000 Active 25 DOM
6. 2026-06-09
   days on market $125,000 Active 21 DOM
7. 2026-06-08
   days on market $125,000 Active 20 DOM
8. 2026-06-07
   days on market $125,000 Active 19 DOM
9. 2026-06-04
   days on market $125,000 Active 16 DOM
10. 2026-06-03
    days on market $125,000 Active 15 DOM
11. 2026-06-02
    days on market $125,000 Active 14 DOM
12. 2026-06-01
    days on market $125,000 Active 13 DOM
13. 2026-05-31
    days on market $125,000 Active 12 DOM
14. 2026-05-19
    listed $125,000 Active
15. 1998-03-02
    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: $945 · $79/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$93/yr (+$8/mo · 9.8%)

ⓘ 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 6 d/yr ≥108°F today · 19 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: $26,791
• − Mortgage interest: −$7,002
• − Property taxes: −$945
• − Insurance: −$625
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$3,636
• Taxable income: $10,297
• Est. tax owed @ 24.0%: −$2,471
• After-tax cash flow: $9,258/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 — Mount Dora

• Score: 75/100
• State rank: #244
• US rank: #3860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 34,121
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,121
• Household income: $77,216
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 998.0

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% Hispanic / Latino 20% Black 12% Two or more races 11% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -154.69%
• Current HPI: 293.4759
• Rent YoY: ▲ 0.55%
• 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

+941.7% since first listed

2 events — show timeline

• 2026-05-19 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 1998-03-02 Sold (Public Records) $12,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $945 · +2.7% YoY. Source: county tax records.