1205 Dustin Dr · Lady Lake, FL 32159

$229,900

2 bd · 2.0 ba · 1,270 sqft · Manufactured public records · 26 Days on market

Built 2006 Est $183k · 26% over

---

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 +14.5/30.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

FAST-SALE LISTING MAJOR PRICE IMPROVEMENT & acirc; & euro; & ldquo; NOW $229,900 | NO BOND Residents enjoy access to: Championship and executive golf courses Resort-style pools and recreation centers Pickleball, tennis, and hundreds of social clubs Multiple town squares featuring nightly live entertainment Restaurants, shopping, and medical facilities Extensive golf cart paths connecting the community & acirc; & euro; & oelig; Rare NO BOND manufactured home located inside the historic district of The Villages with golf-cart access - offering immediate savings and the lifestyle buyers come here for. NO BOND, significantly reduces the buyer & acirc; & eur

Key facts

• Golf-cart access
• New hot water tank
• Built 2006

Tags

• GOLF-CART ACCESS
• SEPARATE GOLF CART DRIVEWAY
• COVERED PARKING FOR TWO CARTS
• DECORATIVE CONCRETE ON PATIO
• DECORATIVE CONCRETE ON PORCH
• NEW HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $51 ($611/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 $200k (13.1% below list).
• Recommended offer: $200k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: The Villages Elementary of Lady Lake School (math 63% / reading 61%, grade B, #608 of 2,144 statewide, top 29%, 761 students, 61% FRL); Carver Middle School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 837 students, 65% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 586 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $7k 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 26 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $199,671 (13.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $182,880
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Tracy Dr	0.32mi	2/2.0	1,270 (0%)	3mo	$197,500	$156	83
1335 E Schwartz Blvd	0.18mi	2/2.0	1,342 (+6%)	6mo	$160,000	$119	77
1004 Ann Ave	0.39mi	2/2.0	1,248 (-2%)	6mo	$80,000	$64	74
524 Bonita Dr	0.19mi	2/2.0	1,144 (-10%)	3mo	$176,000	$154	72
717 Truman Ave	0.12mi	2/2.0	1,152 (-9%)	10mo	$150,000	$130	70
708 Tangerine Dr	0.23mi	2/2.0	1,446 (+14%)	8mo	$285,000	$197	60
1005 Matthew Ave	0.35mi	2/2.0	1,144 (-10%)	12mo	$165,000	$144	57
1613 Bay Meadows Ln	0.61mi	2/2.0	1,384 (+9%)	4mo	$225,000	$163	54
813 Saint Andrews Blvd	0.69mi	2/2.0	1,191 (-6%)	6mo	$152,000	$128	52
1012 Parker Pl	0.53mi	2/2.0	1,144 (-10%)	10mo	$130,000	$114	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: -13.7%
• Equity multiple: 0.50×
• Total profit: $-31,929
• Equity at exit: $34,279

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-14,901
• Equity at exit: $19,878

Cash invested: $64,372 (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: 586
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$225 /mo · $2,701/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $51

Break-even live

Break-even rent $1,932

Max offer price $229,900

Occupancy floor 92%

Sensitivity live

Price	-10% $181	-5% $116	+0% $51	+5% $-14	+10% $-79
Rent	-10% $-107	-5% $-28	+0% $51	+5% $130	+10% $209
Rate	-1.0pp $167	-0.5pp $109	base $51	+0.5pp $-9	+1.0pp $-69

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Rainbow Blvd Lady Lake, FL	2.0	2.0	1600	$1,900	$1.19	25d	1	0.01mi
703 Royal Palm Ave Lady Lake, FL	3.0	2.0	1730	$2,600	$1.50	23d	1	0.06mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	25d	1	0.09mi
602 Jason Dr Lady Lake, FL	3.0	2.0	1726	$1,650	$0.96	25d	1	0.25mi
617 Webb Way Lady Lake, FL	2.0	2.0	1542	$3,000	$1.95	25d	1	0.25mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	25d	1	0.26mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	3d	1	0.48mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	14d	1	0.56mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	25d	1	0.61mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	25d	1	0.81mi
1614 Kiley Ct Unit 1545709P Lady Lake, FL	2.0	2.0	1593	$3,452	$2.17	18d	1	0.89mi
710 Cortez Ave Lady Lake, FL	2.0	2.0	1564	$2,500	$1.60	25d	1	0.93mi
932 Chula Ct Lady Lake, FL	2.0	2.0	1346	$3,000	$2.23	5d	1	0.94mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	25d	1	0.95mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	25d	1	0.96mi
715 Hudson Ln Lady Lake, FL	3.0	2.0	1392	$2,700	$1.94	25d	1	0.98mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	25d	1	1.01mi
1401 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1552	$1,999	$1.29	25d	1	1.03mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	25d	1	1.04mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	25d	1	1.08mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	22d	1	1.19mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	22d	1	1.21mi
716 Dominguez Dr Lady Lake, FL	2.0	2.0	1094	$2,450	$2.24	22d	1	1.32mi
628 Dominguez Dr Lady Lake, FL	2.0	2.0	1214	$2,245	$1.85	22d	1	1.38mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	22d	38	1.45mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	22d	36	1.48mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	22d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $229,900 Active 26 DOM
2. 2026-06-18
   days on market $229,900 Active 23 DOM
3. 2026-06-17
   days on market $229,900 Active 22 DOM
4. 2026-06-16
   days on market $229,900 Active 21 DOM
5. 2026-06-15
   days on market $229,900 Active 20 DOM
6. 2026-06-13
   days on market $229,900 Active 18 DOM
7. 2026-06-09
   days on market $229,900 Active 14 DOM
8. 2026-06-08
   days on market $229,900 Active 13 DOM
9. 2026-06-07
   days on market $229,900 Active 12 DOM
10. 2026-06-04
    days on market $229,900 Active 9 DOM
11. 2026-06-03
    days on market $229,900 Active 8 DOM
12. 2026-06-02
    days on market $229,900 Active 7 DOM
13. 2026-06-02
    days on market $229,900 Active 6 DOM
14. 2026-05-31
    days on market $229,900 Active 5 DOM
15. 2026-05-26
    listed $229,900 Active
16. 2025-09-20
    historical
17. 2025-07-08
    price $239,900
18. 2025-03-21
    listed $249,900 Active
19. 2024-03-25
    soldstatus $215,000
20. 2023-02-03
    soldstatus $249,000
21. 2004-01-20
    soldstatus $70,000

ⓘ 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: $2,701 · $225/mo
• Projected year-2 tax: $2,701 · $225/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 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,961
• − Mortgage interest: −$12,878
• − Property taxes: −$2,701
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$6,688
• Taxable loss: −$3,290
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $1,400/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

• 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

+228.4% since first listed

7 events — show timeline

• 2026-05-26 Listed $229,900 FSBO.com
• 2025-09-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-25 Sold (Public Records) $215,000 Public Records
• 2023-02-03 Sold (Public Records) $249,000 Public Records
• 2004-01-20 Sold (Public Records) $70,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $2,701 · +8.0% YoY. Source: county tax records.