25045 Pine Hl · Leesburg, FL 34748

$154,900

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 80 Days on market

Built 1987 5,215 sqft lot Est $157k · at est. $195/mo HOA · 9% of rent

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +8.5/10.0
• ARV discount +8.0/15.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LIKE NEW CONDITION! MOVE IN READY! LOCATED IN THE BEAUTIFUL PLANTATION AT LEESBURG, AN AWARD WINING 55+ GATED GOLF & TENNIS COMMUNITY. ~Home Features~ Well Maintained and Well Updated Home - Upgraded Landscaping - Front Lanai Entry & Side Entry - Fresh Paint Outside - New Carpet - New Side & Shed Doors - New A/C Heat Pump 2006 - Roof Replaced 95 - DiningRoom w/ China Display - Kitchen w/ Breakfast Nook - Enclosed Lanai - 1.5 Car Carport & Double Door Shed w/ Cart Parking - Inside Laundry Room - New Plumbing Fixtures - New Front Deck - All Appliances Included - Exclude Electronics, 2 Chairsin Living Room, Computer Chair, Personal Items

Key facts

• Extra storage
• Pine hill village
• Sunroom

Tags

• PINE HILL VILLAGE
• RESORT STYLE AMENITIES
• NEW DOORS AND WINDOWS
• NEW ROOF
• SUNROOM
• EXTRA STORAGE

Property features AI

Finance

• Other: Partially furnished; Property type: Residential (manufactured home); Zoning: PUD; Lot size approximately 0.12 acres
• Financial info: Total annual HOA fees $2,340; No lease restrictions indicated
• HOA & community: Monthly HOA fee of $195; HOA required; association name: Dennis Bard; HOA fee includes 24-hour guard, pool, and recreational facilities; Community amenities: clubhouse, gated entry, golf course, pickleball courts, pool, recreation facilities, tennis courts, community mailbox, street lights; Senior community; Pets allowed (cats and dogs); Buyer approval required; deed restrictions; golf carts allowed

Exterior

• Parking: Carport with 2 spaces
• Security: 24-hour guarded community (included with HOA)
• Utilities: Public sewer; Water available and connected; Electricity available and connected; Cable available and connected; Phone available; Underground utilities; Irrigation equipment
• Home design: Manufactured home (double wide); Single-story; Southeast facing; Entry level: One
• Construction: Vinyl siding with frame construction; Shingle roof; Crawlspace foundation; Built as a manufactured double wide
• Exterior features: Sliding doors; Storage; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer hookup in kitchen; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.5% 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); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL) — zoned schools average 64% FRL vs 49% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 783 active listings in the ZIP; 5 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 43% of the median local income ($58k/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 $5k 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 80 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $155k implies a 260% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.35% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $156,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25323 Casa Del Lago Ln	0.25mi	2/2.0	1,040 (-12%)	2mo	$137,000	$132	65

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.91×
• Total profit: $-4,062
• Equity at exit: $23,096

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $8,113
• Equity at exit: $13,393

Cash invested: $43,372 (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 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 783
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$812
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$65
• HOA: −$195
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $425

Break-even live

Break-even rent $1,554

Max offer price $154,900

Occupancy floor 75%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5009 El Destino Dr Leesburg, FL	2.0	2.0	1428	$2,450	$1.72	24d	1	0.16mi
25049 Navel Ave Leesburg, FL	2.0	2.0	1430	$2,800	$1.96	24d	1	0.30mi
25533 Belle Helene Leesburg, FL	2.0	2.0	1352	$1,650	$1.22	5d	1	0.63mi
4728 Belle Grv Leesburg, FL	2.0	2.0	1480	$1,700	$1.15	24d	1	0.66mi
4501 River Ridge Dr Leesburg, FL	2.0	2.0	1467	$1,725	$1.18	5d	1	1.11mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: landscapingsecurity

Listing history 10 events

1. 2026-05-10
   status Pending
2. 2026-05-07
   price $154,900
3. 2026-04-05
   price $159,900
4. 2026-03-25
   price $169,000
5. 2026-03-04
   price $179,000
6. 2026-02-19
   listed $189,900 Active
7. 2012-06-11
   soldstatus $43,000 708-char remark

   Show marketing remark (708 chars)

   LIKE NEW CONDITION! MOVE IN READY! LOCATED IN THE BEAUTIFUL PLANTATION AT LEESBURG, AN AWARD WINING 55+ GATED GOLF & TENNIS COMMUNITY. ~Home Features~ Well Maintained and Well Updated Home - Upgraded Landscaping - Front Lanai Entry & Side Entry - Fresh Paint Outside - New Carpet - New Side & Shed Doors - New A/C Heat Pump 2006 - Roof Replaced 95 - DiningRoom w/ China Display - Kitchen w/ Breakfast Nook - Enclosed Lanai - 1.5 Car Carport & Double Door Shed w/ Cart Parking - Inside Laundry Room - New Plumbing Fixtures - New Front Deck - All Appliances Included - Exclude Electronics, 2 Chairsin Living Room, Computer Chair, Personal Items

8. 2010-11-19
   listed $45,000 708-char remark

   Show marketing remark (708 chars)

   LIKE NEW CONDITION! MOVE IN READY! LOCATED IN THE BEAUTIFUL PLANTATION AT LEESBURG, AN AWARD WINING 55+ GATED GOLF & TENNIS COMMUNITY. ~Home Features~ Well Maintained and Well Updated Home - Upgraded Landscaping - Front Lanai Entry & Side Entry - Fresh Paint Outside - New Carpet - New Side & Shed Doors - New A/C Heat Pump 2006 - Roof Replaced 95 - DiningRoom w/ China Display - Kitchen w/ Breakfast Nook - Enclosed Lanai - 1.5 Car Carport & Double Door Shed w/ Cart Parking - Inside Laundry Room - New Plumbing Fixtures - New Front Deck - All Appliances Included - Exclude Electronics, 2 Chairsin Living Room, Computer Chair, Personal Items

9. 1992-04-01
   soldstatus $63,000
10. 1987-05-01
    soldstatus $15,000

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $1,871 · $156/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $25,098
• − Mortgage interest: −$8,677
• − Property taxes: −$1,871
• − Insurance: −$774
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$2,340
• − Depreciation: −$4,506
• Taxable income: $2,914
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $4,395/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 — 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

• County: Lake County · 364,602 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,095
• Household income: $58,192
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1745.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -88.97%
• Current HPI: 262.1766
• Rent YoY: ▼ -0.95%
• 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

+932.7% since first listed

10 events — show timeline

• 2026-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2012-06-11 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-19 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 1992-04-01 Sold (Public Records) $63,000 Public Records
• 1987-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,871 · +3.0% YoY. Source: county tax records.