1507 E Schwartz Blvd · Lady Lake, FL 32159

$199,900

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 27 Days on market

Built 1987 5,402 sqft lot Est $203k · at est. $204/mo HOA · 10% of rent

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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).

• Cash flow +11.9/30.0
• ARV discount +8.1/15.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2/2 home in Orange Blossom Hills, conveinently located close to Spanish Springs town Square with endless entertainment, MAIL STATION, AND NEIGHBORHOOD POOLS. Close proximatey to all your shopping needs. The home features a spacious carport and utility room, with wasHer and dryer, no homes behind, Fresh mulch and landscaping and an enclosed Florida Room with tons of natural light. HVAC replaced in 2017. This home is the perfect starter home in The Villages OR INVESTMENT PROPERTY. NO BOND OR CDD. MOTIVATED SELLER. CALL TODAY FOR YOUR TOUR.

Key facts

• Storage room
• Interior laundry
• Painted driveway

Tags

• ENCLOSED LANAI
• SPACIOUS CARPORT
• INTERIOR LAUNDRY
• STORAGE ROOM
• PAINTED DRIVEWAY
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• Other: Lease restrictions apply; Association rules may include vehicle and fence restrictions
• HOA & community: Community with pool and recreational facilities; Community features include golf, tennis, pickleball, shuffleboard, playground, dog park, sidewalks, trails, and community mailbox; Deed restrictions and special community restrictions; Golf carts allowed; Senior community; Pets allowed; Association amenities may include pool and recreational facilities; Monthly association fees apply

Exterior

• Parking: Covered parking; Driveway parking; Golf cart parking; Ground-level parking; 2-space carport
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured single wide home; One story; Faces west
• Construction: Vinyl siding; Frame construction; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Enclosed patio; Patio; Rear porch; Sliding doors; Landscaped yard; Near golf course; Private lot; Paved access/driveway

Interior

• Kitchen: Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floorplan; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-50 ($-595/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (1.0% below list).
• Recommended offer: $191k (4.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 576 active listings in the ZIP; 17 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 41% 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 $6k 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 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $122k; list at $200k implies a 64% 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,147 (4.4% 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. 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. 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. 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: 0.99% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $202,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Orchid St	0.54mi	2/2.0	1,040 (0%)	3mo	$260,000	$250	72
726 Orchid St	0.53mi	2/2.0	1,040 (0%)	5mo	$205,000	$197	71
713 Sharon Dr	0.70mi	2/2.0	1,008 (-3%)	5mo	$197,000	$195	58
524 Bonita Dr	0.59mi	2/2.0	1,144 (+10%)	3mo	$176,000	$154	53
813 Saint Andrews Blvd	0.37mi	2/2.0	1,191 (+14%)	6mo	$152,000	$128	53
717 Truman Ave	0.49mi	2/2.0	1,152 (+11%)	10mo	$150,000	$130	51

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: -16.6%
• Equity multiple: 0.40×
• Total profit: $-33,305
• Equity at exit: $29,806

10-year hold

• IRR: -6.2%
• Equity multiple: 0.58×
• Total profit: $-23,689
• Equity at exit: $17,284

Cash invested: $55,972 (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: 576
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$277 /mo · $3,321/yr
• Insurance: −$83
• HOA: −$204
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-50

Break-even live

Break-even rent $2,041

Max offer price $191,147

Occupancy floor 98%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	0.21mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	1d	1	0.26mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	23d	1	0.36mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	23d	1	0.45mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	23d	1	0.55mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	23d	1	0.62mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	23d	1	0.82mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	23d	1	0.84mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	23d	1	0.90mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	12d	1	0.96mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	20d	38	1.22mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	20d	36	1.22mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	23d	1	1.28mi
932 Chula Ct Lady Lake, FL	2.0	2.0	1346	$3,000	$2.23	3d	1	1.36mi
17472 SE 121st Cir Summerfield, FL	3.0	2.0	1330	$1,950	$1.47	13d	1	1.45mi
715 Hudson Ln Lady Lake, FL	3.0	2.0	1392	$2,700	$1.94	23d	1	1.46mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	20d	1	1.48mi

HOA detail

• Monthly dues: $204 · $2,448/yr
• Likely covers: landscapingpool

Listing history 23 events

1. 2026-06-15
   status $199,900 Pending 27 DOM
2. 2026-06-15
   days on market $199,900 Active 27 DOM
3. 2026-06-13
   days on market $199,900 Active 25 DOM
4. 2026-06-09
   days on market $199,900 Active 21 DOM
5. 2026-06-08
   days on market $199,900 Active 20 DOM
6. 2026-06-07
   days on market $199,900 Active 19 DOM
7. 2026-06-04
   days on market $199,900 Active 16 DOM
8. 2026-06-03
   days on market $199,900 Active 15 DOM
9. 2026-06-02
   days on market $199,900 Active 14 DOM
10. 2026-06-01
    days on market $199,900 Active 13 DOM
11. 2026-05-31
    days on market $199,900 Active 12 DOM
12. 2026-05-19
    listed $199,900 Active
13. 2026-01-26
    historical
14. 2025-11-18
    price $223,000
15. 2025-10-30
    price $223,900
16. 2025-10-08
    price $224,900
17. 2025-09-12
    price $229,900
18. 2025-07-31
    listed $248,900 Active
19. 2025-03-17
    soldstatus $122,000 Closed 559-char remark

    Show marketing remark (559 chars)

    Welcome to this 2/2 home in Orange Blossom Hills, conveinently located close to Spanish Springs town Square with endless entertainment, MAIL STATION, AND NEIGHBORHOOD POOLS. Close proximatey to all your shopping needs. The home features a spacious carport and utility room, with wasHer and dryer, no homes behind, Fresh mulch and landscaping and an enclosed Florida Room with tons of natural light. HVAC replaced in 2017. This home is the perfect starter home in The Villages OR INVESTMENT PROPERTY. NO BOND OR CDD. MOTIVATED SELLER. CALL TODAY FOR YOUR TOUR.

20. 2025-03-02
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Welcome to this 2/2 home in Orange Blossom Hills, conveinently located close to Spanish Springs town Square with endless entertainment, MAIL STATION, AND NEIGHBORHOOD POOLS. Close proximatey to all your shopping needs. The home features a spacious carport and utility room, with wasHer and dryer, no homes behind, Fresh mulch and landscaping and an enclosed Florida Room with tons of natural light. HVAC replaced in 2017. This home is the perfect starter home in The Villages OR INVESTMENT PROPERTY. NO BOND OR CDD. MOTIVATED SELLER. CALL TODAY FOR YOUR TOUR.

21. 2025-02-24
    listed $150,000 Active 559-char remark

    Show marketing remark (559 chars)

    Welcome to this 2/2 home in Orange Blossom Hills, conveinently located close to Spanish Springs town Square with endless entertainment, MAIL STATION, AND NEIGHBORHOOD POOLS. Close proximatey to all your shopping needs. The home features a spacious carport and utility room, with wasHer and dryer, no homes behind, Fresh mulch and landscaping and an enclosed Florida Room with tons of natural light. HVAC replaced in 2017. This home is the perfect starter home in The Villages OR INVESTMENT PROPERTY. NO BOND OR CDD. MOTIVATED SELLER. CALL TODAY FOR YOUR TOUR.

22. 2012-03-09
    soldstatus $92,500
23. 2008-01-17
    soldstatus $87,500

ⓘ 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: $3,321 · $277/mo
• Projected year-2 tax: $3,321 · $277/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 3/10 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: $23,739
• − Mortgage interest: −$11,198
• − Property taxes: −$3,321
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − HOA: −$2,448
• − Depreciation: −$5,815
• Taxable loss: −$3,841
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $327/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

+128.5% since first listed

12 events — show timeline

• 2026-05-19 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $223,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $223,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listed $248,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Sold (MLS) $122,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-24 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-09 Sold (Public Records) $92,500 Public Records
• 2008-01-17 Sold (Public Records) $87,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,321 · +12.5% YoY. Source: county tax records.