26152 Azalea Oak Cres · Leesburg, FL 34736

$366,960

4 bd · 2.0 ba · 1,840 sqft · SingleFamily · 100 Days on market

Built 2026 Good condition 2-car garage $199/sqft · 14% below area Est $425k · 14% under

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Why this score? — see what drove the C- 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 +15.5/30.0
• ARV discount +13.6/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Prepare dinner from this home's open kitchen which overlooks a spacious great room.

Key facts

• Spacious great room
• Open kitchen
• 2 garage spots

Tags

• OPEN KITCHEN
• SPACIOUS GREAT ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $367k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $21 ($255/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (7.5% below list).
• Recommended offer: $334k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 rising (+1.7%/yr); 785 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 114d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $3,396/mo this rent would consume 45% of the median local household income ($91k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 100 days — a 9% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,933 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $424,790
• List price: $366,960
• Delta: -13.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4270 James River Cir	0.55mi	3/2.0 (-1)	1,862 (+1%)	1mo	$350,000	$188	66
3782 Arlington Ridge Blvd	0.31mi	3/2.0 (-1)	1,725 (-6%)	7mo	$424,000	$246	64
3805 Arlington Ridge Blvd	0.23mi	3/2.0 (-1)	2,001 (+9%)	8mo	$449,000	$224	63
26535 Manassas Dr	0.57mi	3/2.0 (-1)	1,862 (+1%)	7mo	$480,000	$258	61
4240 James River Cir	0.54mi	3/2.0 (-1)	1,948 (+6%)	1mo	$445,000	$228	59
26653 Otter Creek Ln	0.36mi	3/2.0 (-1)	1,711 (-7%)	13mo	$345,000	$202	55
26633 Otter Creek Ln	0.40mi	3/2.0 (-1)	2,001 (+9%)	18mo	$410,000	$205	47
4541 Shenandoah River Trl	0.70mi	3/2.0 (-1)	2,034 (+10%)	5mo	$396,000	$195	41
4656 Shenandoah River Trl	0.51mi	3/2.0 (-1)	2,048 (+11%)	22mo	$430,000	$210	34
4419 Clear Brook Ct	0.69mi	3/2.0 (-1)	2,094 (+14%)	17mo	$440,000	$210	26

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-62,464
• Equity at exit: $54,715

10-year hold

• IRR: -12.3%
• Equity multiple: 0.32×
• Total profit: $-70,043
• Equity at exit: $31,728

Cash invested: $102,749 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 31 active · 19 under contract
• Months of supply: 16.9 mo (6%/mo absorbed)
• Median asking: $365,000 ($195/sqft)
• Median days on market: 65 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: +18.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34736

• Home prices YoY: -22.5%
• Rents YoY: 1.7%
• Active inventory: 785
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,396 medium
• Mortgage (P&I): −$1,924
• Tax est. 1.5%: −$459 /mo · $5,504/yr
• Insurance: −$153
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $21

Break-even live

Break-even rent $3,369

Max offer price $366,960

Occupancy floor 94%

Sensitivity live

Price	-10% $275	-5% $148	+0% $21	+5% $-106	+10% $-232
Rent	-10% $-247	-5% $-113	+0% $21	+5% $155	+10% $290
Rate	-1.0pp $206	-0.5pp $115	base $21	+0.5pp $-74	+1.0pp $-171

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: $91,740
• Closing costs: $11,009
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3690 Arlington Ridge Blvd Leesburg, FL	3.0	2.0	1699	$2,200	$1.29	113d	1	0.56mi
26645 County Road 33 Groveland, FL	3.0	2.0	2134	$6,000	$2.81	119d	1	0.68mi
4327 Arlington Ridge Blvd Leesburg, FL	3.0	2.0	1850	$2,400	$1.30	58d	1	0.74mi

Property features AI

Finance

• Financial info: List price $376,960

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (spec new construction), Foxglove planActive listing
• Exterior features: Living area approximately 1,840 (living area reported)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home, Foxglove plan

Listing history 50 events

1. 2026-09-24
   days on market $366,960 Active 100 DOM
2. 2026-09-23
   days on market $366,960 Active 99 DOM
3. 2026-09-22
   days on market $366,960 Active 98 DOM
4. 2026-09-21
   days on market $366,960 Active 97 DOM
5. 2026-09-20
   days on market $366,960 Active 96 DOM
6. 2026-09-19
   days on market $366,960 Active 95 DOM
7. 2026-09-18
   days on market $366,960 Active 94 DOM
8. 2026-09-17
   days on market $366,960 Active 93 DOM
9. 2026-09-16
   days on market $366,960 Active 92 DOM
10. 2026-09-15
    days on market $366,960 Active 91 DOM
11. 2026-09-14
    days on market $366,960 Active 90 DOM
12. 2026-09-13
    days on market $366,960 Active 89 DOM
13. 2026-09-12
    days on market $366,960 Active 88 DOM
14. 2026-09-11
    days on market $366,960 Active 87 DOM
15. 2026-09-05
    days on market $366,960 Active 81 DOM
16. 2026-09-04
    days on market $366,960 Active 80 DOM
17. 2026-09-03
    days on market $366,960 Active 79 DOM
18. 2026-08-31
    days on market $366,960 Active 76 DOM
19. 2026-08-30
    days on market $366,960 Active 75 DOM
20. 2026-08-29
    days on market $366,960 Active 74 DOM
21. 2026-08-28
    days on market $366,960 Active 73 DOM
22. 2026-08-27
    days on market $366,960 Active 72 DOM
23. 2026-08-25
    days on market $366,960 Active 70 DOM
24. 2026-08-24
    days on market $366,960 Active 69 DOM
25. 2026-08-22
    days on market $366,960 Active 67 DOM
26. 2026-08-21
    days on market $366,960 Active 66 DOM
27. 2026-08-20
    days on market $366,960 Active 65 DOM
28. 2026-08-19
    days on market $366,960 Active 64 DOM
29. 2026-08-18
    days on market $366,960 Active 63 DOM
30. 2026-08-17
    days on market $366,960 Active 62 DOM
31. 2026-08-16
    days on market $366,960 Active 61 DOM
32. 2026-08-15
    days on market $366,960 Active 60 DOM
33. 2026-08-14
    days on market $366,960 Active 59 DOM
34. 2026-08-13
    days on market $366,960 Active 58 DOM
35. 2026-08-12
    days on market $366,960 Active 57 DOM
36. 2026-08-11
    days on market $366,960 Active 56 DOM
37. 2026-08-10
    days on market $366,960 Active 55 DOM
38. 2026-08-09
    days on market $366,960 Active 54 DOM
39. 2026-08-08
    days on market $366,960 Active 53 DOM
40. 2026-08-06
    days on market $366,960 Active 51 DOM
41. 2026-08-05
    days on market $366,960 Active 50 DOM
42. 2026-08-04
    days on market $366,960 Active 49 DOM
43. 2026-08-03
    days on market $366,960 Active 48 DOM
44. 2026-07-31
    days on market $366,960 Active 45 DOM
45. 2026-07-30
    days on market $366,960 Active 44 DOM
46. 2026-07-30
    days on market $366,960 Active 43 DOM
47. 2026-07-28
    days on market $366,960 Active 42 DOM
48. 2026-07-26
    days on market $366,960 Active 40 DOM
49. 2026-07-24
    days on market $366,960 Active 38 DOM
50. 2026-07-23
    days on market $366,960 Active 37 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $40,746
• − Mortgage interest: −$20,555
• − Property taxes: −$5,504
• − Insurance: −$3,337
• − Repairs & maintenance: −$3,260
• − Management: −$3,260
• − Depreciation: −$10,675
• Taxable loss: −$5,845
• Est. tax savings @ 24.0%: +$1,403
• After-tax cash flow: $1,658/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,200–$27,600 screening

This home is in good condition with a modern kitchen and bathrooms. It has potential for increasing its value with exterior painting and flooring upgrades.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value. ↑
• Resale Upgrading the flooring in the bathrooms — Improves the overall aesthetic and functionality of the bathrooms. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Leesburg Elementary School F FL #1,841/2,144 Nat'l #25,956/41,679 Middle Oak Park Middle School F FL #426/571 Nat'l #7,813/14,009 High Leesburg High School F FL #464/667 Nat'l #11,740/17,239

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

C Composite livability gradescore 62/100

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

• Census place: Leesburg, FL
• County: Lake County · 386,640 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,001
• Household income: $90,545
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 0% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Cuban 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Guatemala
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 1%

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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: ▼ -77.23%
• Current HPI: 265.3457
• Rent YoY: ▲ 1.67%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $376,960

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (spec new construction), Foxglove planActive listing
• Exterior features: Living area approximately 1,840 (living area reported)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home, Foxglove plan