39751 Anchor Ave · Paisley, FL 32736

$225,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 3 Days on market

Built 1998 4.20 ac lot

---

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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4.2 Affordable acres. Partially wooded. Deeded access to Bay Lake. Old mobile of no value SAVE ON IMPACT FEES!. Zoned for Manufactured homes or Conventional homes. Minutes from new Publix. Priced right! Builder available if desired.

Key facts

• Privacy
• 4.2 acres
• Open space

Tags

• 4.2 ACRES
• USABLE LAND
• PRIVACY
• NATURAL BEAUTY
• OPEN SPACE
• OPEN LIVING AND KITCHEN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/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 $222k (1.3% below list).
• Recommended offer: $222k (1.3% 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); Eustis High School (math 33% / reading 40%, grade F, #351 of 667 statewide, top 54%, 1,368 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 191 active listings in the ZIP; 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $49k; list at $225k implies a 359% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,025 (1.3% 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 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?
3. 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.
4. 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.
5. 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: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-14,656
• Equity at exit: $33,548

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $15,160
• Equity at exit: $19,454

Cash invested: $63,000 (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 32736

• Home prices YoY: -13.4%
• Active inventory: 191
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,220 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $343

Break-even live

Break-even rent $1,786

Max offer price $225,000

Occupancy floor 80%

Sensitivity live

Price	-10% $471	-5% $407	+0% $343	+5% $280	+10% $216
Rent	-10% $168	-5% $255	+0% $343	+5% $431	+10% $519
Rate	-1.0pp $457	-0.5pp $400	base $343	+0.5pp $285	+1.0pp $226

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-03
   status Pending
2. 2026-03-31
   listed $225,000 Active
3. 2016-11-16
   soldstatus $49,000
4. 2016-11-10
   soldstatus $49,000 Sold 232-char remark

   Show marketing remark (232 chars)

   4.2 Affordable acres. Partially wooded. Deeded access to Bay Lake. Old mobile of no value SAVE ON IMPACT FEES!. Zoned for Manufactured homes or Conventional homes. Minutes from new Publix. Priced right! Builder available if desired.

5. 2016-10-14
   status Pending 232-char remark

   Show marketing remark (232 chars)

   4.2 Affordable acres. Partially wooded. Deeded access to Bay Lake. Old mobile of no value SAVE ON IMPACT FEES!. Zoned for Manufactured homes or Conventional homes. Minutes from new Publix. Priced right! Builder available if desired.

6. 2016-10-03
   listed $49,000 Active 232-char remark

   Show marketing remark (232 chars)

   4.2 Affordable acres. Partially wooded. Deeded access to Bay Lake. Old mobile of no value SAVE ON IMPACT FEES!. Zoned for Manufactured homes or Conventional homes. Minutes from new Publix. Priced right! Builder available if desired.

7. 2012-01-13
   historical
8. 2011-10-25
   listed $35,000
9. 1996-03-18
   soldstatus $15,900

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$222/yr (+$18/mo · 13.5%)

ⓘ 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 ≥108°F today · 21 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: $26,643
• − Mortgage interest: −$12,603
• − Property taxes: −$1,646
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$6,545
• Taxable income: $461
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $4,008/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): 11,582

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Two or more races 7% Black 4% Native American 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Italian 4% Iranian 2% Slovak 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -52.56%
• Current HPI: 340.3233
• 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

+1315.1% since first listed

9 events — show timeline

• 2026-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-16 Sold (Public Records) $49,000 Public Records
• 2016-11-10 Sold (MLS) $49,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-03 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-10-25 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 1996-03-18 Sold (Public Records) $15,900 Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,646 · +3.1% YoY. Source: county tax records.