1121 Oakland Dr · Tavares, FL 32778

$114,900

2 bd · 1.0 ba · 822 sqft · Manufactured public records · 441 Days on market

Built 1962 4,885 sqft lot $43/mo HOA · 3% of rent

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

"DIAMOND IN THE ROUGH! This charming block home in a 55+ community is waiting for your personal touch. Highlights include a brand-new roof and AC unit, plus all the paint needed to give the exterior a fresh new look. Appliances are included, ready for hookup, and light fixtures are provided, just waiting to be installed. Enjoy the peaceful surroundings on this spacious corner lot, perfect for a king (or queen) of the castle. With an HOA fee of just $23/month, you'll have access to a golf cart-friendly community, complete with routes to downtown Tavares' scenic sunsets, restaurants, and shops. Plus, crossing 441 by golf cart is a breeze, giving you easy access to even more amenities. Do

Key facts

• Large corner lot
• Golf cart community
• New ac

Tags

• NEW ROOF
• NEW AC
• LARGE CORNER LOT
• GOLF CART COMMUNITY

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: MH
• Financial info: Lease restrictions apply; Total annual fees $516
• HOA & community: Has HOA with required monthly fee of $43 (approval required); Association contact: Mandy Specchio; Senior community; Pets allowed: cats and dogs

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One level; Faces west
• Construction: Block construction; Shingle roof; Slab foundation; Built on 0.11-acre lot
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat; Aluminum frame windows
• Laundry & utility: Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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 rising fast (+4.0%/yr); 501 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 441 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 441 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.38% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $9,976
• Equity at exit: $17,132

10-year hold

• IRR: 18.0%
• Equity multiple: 2.57×
• Total profit: $50,534
• Equity at exit: $9,934

Cash invested: $32,172 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 501
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$603
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$48
• HOA: −$43
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $422

Break-even live

Break-even rent $1,047

Max offer price $114,900

Occupancy floor 68%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 County Dr Tavares, FL	2.0	1.0	644	$1,150	$1.79	24d	1	0.17mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	24d	1	0.50mi
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	3d	1	0.64mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	24d	1	0.88mi
701 N New Hampshire Ave Unit 4 Tavares, FL	2.0	1.0	672	$1,100	$1.64	24d	1	1.47mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 34 events

1. 2026-06-18
   days on market $114,900 Active 441 DOM
2. 2026-06-17
   days on market $114,900 Active 440 DOM
3. 2026-06-16
   days on market $114,900 Active 439 DOM
4. 2026-06-15
   days on market $114,900 Active 438 DOM
5. 2026-06-13
   days on market $114,900 Active 436 DOM
6. 2026-06-09
   days on market $114,900 Active 432 DOM
7. 2026-06-08
   days on market $114,900 Active 431 DOM
8. 2026-06-07
   days on market $114,900 Active 430 DOM
9. 2026-06-04
   days on market $114,900 Active 427 DOM
10. 2026-06-03
    days on market $114,900 Active 426 DOM
11. 2026-06-02
    days on market $114,900 Active 425 DOM
12. 2026-06-02
    pricedays on market $114,900 Active 424 DOM
13. 2026-05-31
    days on market $119,900 Active 423 DOM
14. 2026-05-11
    price $119,900
15. 2026-03-25
    price $124,900
16. 2026-03-10
    status Active
17. 2026-03-07
    historical
18. 2026-02-16
    price $129,900
19. 2025-08-18
    status Active
20. 2025-08-02
    status Pending
21. 2025-08-02
    status Active
22. 2025-08-02
    status Pending
23. 2025-06-18
    price $134,900
24. 2025-06-18
    status Active
25. 2025-06-14
    status Pending
26. 2025-05-06
    price $135,900
27. 2025-04-14
    status Active
28. 2025-04-02
    status Pending
29. 2025-03-27
    status Active
30. 2025-03-04
    status Pending
31. 2025-02-24
    price $139,900
32. 2025-02-03
    listed $149,900 Active
33. 2012-05-31
    historical
34. 2011-06-08
    listed $38,900

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $1,608 · $134/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 9/10 Extreme 7 d/yr ≥107°F today · 23 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: $18,976
• − Mortgage interest: −$6,436
• − Property taxes: −$1,608
• − Insurance: −$574
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − HOA: −$516
• − Depreciation: −$3,343
• Taxable income: $3,462
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $4,230/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Other Asian/Pacific 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+208.2% since first listed

21 events — show timeline

• 2026-05-11 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-18 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Price Changed $135,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-24 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2012-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-06-08 Listed $38,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $1,608 · -0.1% YoY. Source: county tax records.