164 Royal Palm Dr · Leesburg, FL 34748

$177,250

2 bd · 2.0 ba · 1,372 sqft · Condo public records · 368 Days on market

Built 1979 $397/mo HOA · 20% 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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• 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

HUGE PRICE REDUCTION!!! SELLER WANTS THIS HOME SOLD!!! LOOK AT THE LIVING SPACE IN THIS ONE!! 2/2 HOME WITH LIVING ROOM, FAMILY ROOM, CRAFT/BONUS ROOM, FLORIDA ROOM, CORNER LOT AT THE BACK ENTRANCE, SHOPPING, DINING, AND EASY COMMUTE TO TURNPIKE. LOCATION LOCATION LOCATION!!! THIS HOME HAS BEEN VERY WELL KEPT WITH MANY EXTRAS AND IT IS LOCATED IN A VERY ACTIVE COMMUNITY WITH A MARINA. LOW HOA AND LOTS TO DO WHILE CELEBRATING YOUR RETIREMENT OR JUST PLAIN EASY LIVING!!! CALL YOUR AGENT TODAY FOR YOUR PRIVATE VIEWING!!!

Key facts

• New a/c system
• Roof recoating
• 24 7 gated security

Tags

• COMPLETELY RENOVATED
• NEW A/C SYSTEM
• NEW WASHER
• NEW DISHWASHER
• ROOF RECOATING
• 24 7 GATED SECURITY

Property features AI

Finance

• Financial info: Total annual association fees $4,764 (monthly $397)
• HOA & community: Hawthorne Cooperative HOA (monthly fee $397); HOA fee includes 24-hour guard, cable TV, common area taxes, pool, grounds maintenance, recreational facilities, security, and water; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts, shuffleboard, spa/hot tub, trails; Deed-restricted, buyer approval required; Senior community; No pets allowed

Exterior

• Parking: Carport with 1 space
• Security: Gated community; 24-hour gate/guard; Security gate; Smoke detectors; Medical alarm
• Utilities: Public water (connected); Public sewer; Electricity available and connected; Cable available and connected
• Home design: Manufactured double-wide home; One story; Faces west
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as manufactured home
• Exterior features: French doors; Asphalt road frontage; Access to Chain of Lakes - Lake Harris

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $177k.

Deal economics

• At list price, monthly cash flow is $-16 ($-195/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (1.6% below list).
• Meets the 1% rule at list price ($2k rent vs $177k).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: 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: Rents soft (-0.9%/yr); 798 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 368 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $60k; list at $177k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $155,980 (12.0% 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 368 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 7.5

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: -21.2%
• Equity multiple: 0.29×
• Total profit: $-35,283
• Equity at exit: $26,429

10-year hold

• IRR: -27.9%
• Equity multiple: -0.08×
• Total profit: $-53,360
• Equity at exit: $15,325

Cash invested: $49,630 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$930
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$74
• HOA: −$397
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-16

Break-even live

Break-even rent $1,988

Max offer price $174,376

Occupancy floor 96%

Sensitivity live

Price	-10% $84	-5% $34	+0% $-16	+5% $-66	+10% $-117
Rent	-10% $-172	-5% $-94	+0% $-16	+5% $61	+10% $139
Rate	-1.0pp $73	-0.5pp $29	base $-16	+0.5pp $-62	+1.0pp $-109

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: $44,312
• Closing costs: $5,318
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6015 Nightjar Ct Okahumpka, FL	3.0	2.0	1725	$2,495	$1.45	13d	1	0.41mi
5440 Rosewall Cir Leesburg, FL	2.0	2.0	1200	$1,950	$1.62	6d	1	1.24mi

HOA detail condo

• Monthly dues: $397 · $4,764/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $177,250 Active 368 DOM
2. 2026-06-18
   days on market $177,250 Active 365 DOM
3. 2026-06-17
   days on market $177,250 Active 364 DOM
4. 2026-06-16
   days on market $177,250 Active 363 DOM
5. 2026-06-15
   days on market $177,250 Active 362 DOM
6. 2026-06-13
   days on market $177,250 Active 360 DOM
7. 2026-06-09
   days on market $177,250 Active 356 DOM
8. 2026-06-08
   days on market $177,250 Active 355 DOM
9. 2026-06-07
   days on market $177,250 Active 354 DOM
10. 2026-06-04
    days on market $177,250 Active 351 DOM
11. 2026-06-03
    days on market $177,250 Active 350 DOM
12. 2026-06-02
    days on market $177,250 Active 349 DOM
13. 2026-06-02
    days on market $177,250 Active 348 DOM
14. 2026-05-31
    days on market $177,250 Active 347 DOM
15. 2026-04-14
    price $177,250
16. 2026-01-12
    price $169,900
17. 2025-11-28
    price $172,931
18. 2025-08-19
    price $174,900
19. 2025-06-18
    listed $179,900 Active
20. 2021-11-17
    soldstatus $60,000 Closed 526-char remark

    Show marketing remark (526 chars)

    HUGE PRICE REDUCTION!!! SELLER WANTS THIS HOME SOLD!!! LOOK AT THE LIVING SPACE IN THIS ONE!! 2/2 HOME WITH LIVING ROOM, FAMILY ROOM, CRAFT/BONUS ROOM, FLORIDA ROOM, CORNER LOT AT THE BACK ENTRANCE, SHOPPING, DINING, AND EASY COMMUTE TO TURNPIKE. LOCATION LOCATION LOCATION!!! THIS HOME HAS BEEN VERY WELL KEPT WITH MANY EXTRAS AND IT IS LOCATED IN A VERY ACTIVE COMMUNITY WITH A MARINA. LOW HOA AND LOTS TO DO WHILE CELEBRATING YOUR RETIREMENT OR JUST PLAIN EASY LIVING!!! CALL YOUR AGENT TODAY FOR YOUR PRIVATE VIEWING!!!

21. 2021-10-25
    status Pending 526-char remark

    Show marketing remark (526 chars)

    HUGE PRICE REDUCTION!!! SELLER WANTS THIS HOME SOLD!!! LOOK AT THE LIVING SPACE IN THIS ONE!! 2/2 HOME WITH LIVING ROOM, FAMILY ROOM, CRAFT/BONUS ROOM, FLORIDA ROOM, CORNER LOT AT THE BACK ENTRANCE, SHOPPING, DINING, AND EASY COMMUTE TO TURNPIKE. LOCATION LOCATION LOCATION!!! THIS HOME HAS BEEN VERY WELL KEPT WITH MANY EXTRAS AND IT IS LOCATED IN A VERY ACTIVE COMMUNITY WITH A MARINA. LOW HOA AND LOTS TO DO WHILE CELEBRATING YOUR RETIREMENT OR JUST PLAIN EASY LIVING!!! CALL YOUR AGENT TODAY FOR YOUR PRIVATE VIEWING!!!

22. 2021-08-27
    price $79,900 526-char remark

    Show marketing remark (526 chars)

    HUGE PRICE REDUCTION!!! SELLER WANTS THIS HOME SOLD!!! LOOK AT THE LIVING SPACE IN THIS ONE!! 2/2 HOME WITH LIVING ROOM, FAMILY ROOM, CRAFT/BONUS ROOM, FLORIDA ROOM, CORNER LOT AT THE BACK ENTRANCE, SHOPPING, DINING, AND EASY COMMUTE TO TURNPIKE. LOCATION LOCATION LOCATION!!! THIS HOME HAS BEEN VERY WELL KEPT WITH MANY EXTRAS AND IT IS LOCATED IN A VERY ACTIVE COMMUNITY WITH A MARINA. LOW HOA AND LOTS TO DO WHILE CELEBRATING YOUR RETIREMENT OR JUST PLAIN EASY LIVING!!! CALL YOUR AGENT TODAY FOR YOUR PRIVATE VIEWING!!!

23. 2021-05-19
    price $89,900 526-char remark

    Show marketing remark (526 chars)

    HUGE PRICE REDUCTION!!! SELLER WANTS THIS HOME SOLD!!! LOOK AT THE LIVING SPACE IN THIS ONE!! 2/2 HOME WITH LIVING ROOM, FAMILY ROOM, CRAFT/BONUS ROOM, FLORIDA ROOM, CORNER LOT AT THE BACK ENTRANCE, SHOPPING, DINING, AND EASY COMMUTE TO TURNPIKE. LOCATION LOCATION LOCATION!!! THIS HOME HAS BEEN VERY WELL KEPT WITH MANY EXTRAS AND IT IS LOCATED IN A VERY ACTIVE COMMUNITY WITH A MARINA. LOW HOA AND LOTS TO DO WHILE CELEBRATING YOUR RETIREMENT OR JUST PLAIN EASY LIVING!!! CALL YOUR AGENT TODAY FOR YOUR PRIVATE VIEWING!!!

24. 2021-05-11
    price $98,200 526-char remark

    Show marketing remark (526 chars)

    HUGE PRICE REDUCTION!!! SELLER WANTS THIS HOME SOLD!!! LOOK AT THE LIVING SPACE IN THIS ONE!! 2/2 HOME WITH LIVING ROOM, FAMILY ROOM, CRAFT/BONUS ROOM, FLORIDA ROOM, CORNER LOT AT THE BACK ENTRANCE, SHOPPING, DINING, AND EASY COMMUTE TO TURNPIKE. LOCATION LOCATION LOCATION!!! THIS HOME HAS BEEN VERY WELL KEPT WITH MANY EXTRAS AND IT IS LOCATED IN A VERY ACTIVE COMMUNITY WITH A MARINA. LOW HOA AND LOTS TO DO WHILE CELEBRATING YOUR RETIREMENT OR JUST PLAIN EASY LIVING!!! CALL YOUR AGENT TODAY FOR YOUR PRIVATE VIEWING!!!

25. 2021-04-21
    listed $102,900 Active 526-char remark

    Show marketing remark (526 chars)

    HUGE PRICE REDUCTION!!! SELLER WANTS THIS HOME SOLD!!! LOOK AT THE LIVING SPACE IN THIS ONE!! 2/2 HOME WITH LIVING ROOM, FAMILY ROOM, CRAFT/BONUS ROOM, FLORIDA ROOM, CORNER LOT AT THE BACK ENTRANCE, SHOPPING, DINING, AND EASY COMMUTE TO TURNPIKE. LOCATION LOCATION LOCATION!!! THIS HOME HAS BEEN VERY WELL KEPT WITH MANY EXTRAS AND IT IS LOCATED IN A VERY ACTIVE COMMUNITY WITH A MARINA. LOW HOA AND LOTS TO DO WHILE CELEBRATING YOUR RETIREMENT OR JUST PLAIN EASY LIVING!!! CALL YOUR AGENT TODAY FOR YOUR PRIVATE VIEWING!!!

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,045 · $170/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 2/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,613
• − Mortgage interest: −$9,929
• − Property taxes: −$2,045
• − Insurance: −$886
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − HOA: −$4,764
• − Depreciation: −$5,156
• Taxable loss: −$2,945
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $512/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

+72.3% since first listed

11 events — show timeline

• 2026-04-14 Price Changed $177,250 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Price Changed $172,931 Stellar MLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-18 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2021-11-17 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-27 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-19 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-11 Price Changed $98,200 Stellar MLS as Distributed by MLS Grid
• 2021-04-21 Listed $102,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.1%/yr

Latest (2025): $2,045 · +4.0% YoY. Source: county tax records.