26716 Fishermans Rd · Paisley, FL 32767

$250,000

3 bd · 1.5 ba · 1,334 sqft · SingleFamily public records · 8 Days on market

Built 1966 0.97 ac lot Est $403k · 38% under · waterfront

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0

Listing remarks

Under contract-accepting backup offers. Escape to the peaceful charm of country living with this incredible opportunity in the heart of Paisley! Situated on a spacious lot LAKEFRONT LOT, this property offers privacy, tranquility, and endless potential surrounded by the natural beauty of Lake County. Whether you are looking for a serene homesite, investment opportunity, or future development potential, this property delivers. Zoned R-6 Urban Residential with an Urban Future Land Use designation, the property allows for medium-density residential possibilities including single-family and potential multifamily uses, creating exciting future opportunities for builders, investors, or those looki

Key facts

• Lakefront lot
• Zoned r-6
• 0.97 acre lot

Tags

• LAKEFRONT LOT
• ZONED R-6
• URBAN FUTURE LAND USE
• MEDIUM-DENSITY RESIDENTIAL
• QUIET COUNTRY LIFESTYLE

Property features AI

Finance

• Other: Property zoned R-6; Universal property ID available
• Financial info: Lease restrictions apply
• HOA & community: Pets allowed

Exterior

• Parking: Directions available to property
• Utilities: Well water; Septic tank; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One-story; Faces northeast
• Construction: Block and stucco construction; Metal roof; Slab foundation; Built on a 0.97-acre lot (approximately 150 x 183)
• Exterior features: Exterior lighting; Private mailbox; Sliding doors; Lakefront location on South Lake with lake access and lake views (150 feet frontage)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen and family room combo; Solid wood cabinets; Thermostat
• Laundry & utility: Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (34.0% below list).
• Recommended offer: $165k (34.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#563 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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: Seminole Springs Elementary School (math 63% / reading 58%, grade B-, #664 of 2,144 statewide, top 32%, 479 students, 57% FRL); Umatilla High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 861 students, 51% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 85 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $124k; list at $250k implies a 102% 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000 (34.0% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $403,402
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25305 Mardon Cir	1.42mi	2/2.0 (-1)	1,337 (+0%)	10mo	$299,900	$224	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $115,339
• Equity at exit: $225,220

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $355,927
• Equity at exit: $485,695

Cash invested: $70,000 (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 32767

• Home prices YoY: 3.0%
• Active inventory: 85
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$215 /mo · $2,575/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-326

Break-even live

Break-even rent $2,063

Max offer price $192,357

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-256	+0% $-326	+5% $-397	+10% $-468
Rent	-10% $-457	-5% $-391	+0% $-326	+5% $-261	+10% $-196
Rate	-1.0pp $-200	-0.5pp $-263	base $-326	+0.5pp $-391	+1.0pp $-457

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25946 Pine Ridge Rd Paisley, FL	3.0	2.0	1760	$1,650	$0.94	6d	1	0.92mi

Listing history 10 events

1. 2026-05-21
   listed $250,000 Active
2. 2024-10-01
   soldstatus $124,000
3. 2024-05-03
   price $120,000
4. 2024-04-23
   status Active
5. 2024-04-09
   price $137,000
6. 2024-04-02
   listed $127,000 Active
7. 2023-10-09
   historical
8. 2023-09-25
   price $185,000
9. 2023-09-15
   listed $199,000 Active
10. 1997-10-22
    soldstatus $55,000

ⓘ 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: $2,575 · $215/mo
• Projected year-2 tax: $2,575 · $215/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $19,800
• − Mortgage interest: −$14,004
• − Property taxes: −$2,575
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$7,273
• Taxable loss: −$8,470
• Est. tax savings @ 24.0%: +$2,033
• After-tax cash flow: $-1,883/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 — Paisley

• Score: 67/100
• State rank: #563
• US rank: #10787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,839

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 3% Russian 3% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 11.00%
• Current HPI: 372.7
• Rent YoY: —
• Metro: —
• 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

+354.5% since first listed

10 events — show timeline

• 2026-05-21 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-01 Sold (Public Records) $124,000 Public Records
• 2024-05-03 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-09 Price Changed $137,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-02 Listed $127,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-25 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-15 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 1997-10-22 Sold (Public Records) $55,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $2,575 · +13.6% YoY. Source: county tax records.