113 Tropical Ln · Leesburg, FL 34748

$114,900

2 bd · 2.0 ba · 1,132 sqft · Condo public records · 29 Days on market

Built 1975 $160/mo HOA · 10% 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• 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

PRICED TO SELL IN BRITTANY ESTATES!! HOME IS LOCATED ON NICE CORNER LOT. KITCHEN IS OPEN TO DINING AREA W/ EAT IN BAR AND DOOR TO BACKYARD. LARGE LIVING ROOM HAS SLIDERS TO FLORIDA ROOM THAT HAS IT'S OWN WALL AIR UNIT. 2ND BEDROOM HAS BUILT IN DRAWERS & DOUBLE CLOSETS, DOUBLE DOORS TO 2ND BATHROOM, 22x18 DOUBLE CARPORT AND 9x5 UTILITY ROOM. GREAT LOT W/ IRRIGATION AND FRUIT TREES!! THIS ADULT COMMUNITY HAS PRIVATE BOAT RAMP & SLIPS TO LAKE GRIFFIN. MAINTENANCE FEE INCLUDES WATER, SEWER, GARBAGE AND LAWN MAINTENANCE.

Key facts

• Waterfront co-op
• Pet-friendly
• Golf-cart friendly

Tags

• WATERFRONT CO-OP
• LAKE GRIFFIN
• FLORIDA ROOM
• HEATED SCREENED POOL
• GOLF-CART FRIENDLY
• PET-FRIENDLY

Property features AI

Finance

• Other: Furnished; Homestead exemption indicated
• Financial info: Total monthly fees: $160; Total annual fees: $1,920; Lease restrictions apply
• HOA & community: Association amenities include clubhouse, pool, and shuffleboard court; Association fee covers pool, grounds maintenance, and management; Buyer approval required for association; Association recreation owned; Deed restrictions; Golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; Faces east; Crawlspace foundation
• Construction: Metal siding and frame construction; Metal roof; Built in 1 structure (double wide)
• Exterior features: Corner lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Built-in features; Ceiling fans; Open floorplan; Thermostat
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: schools D+, crime D, amenities 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 soft (-0.9%/yr); 783 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 32% 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 $794 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $25k; list at $115k implies a 366% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,158
• Equity at exit: $17,132

10-year hold

• IRR: 3.9%
• Equity multiple: 1.24×
• Total profit: $7,719
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$603
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$48
• HOA: −$160
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $329

Break-even live

Break-even rent $1,154

Max offer price $114,900

Occupancy floor 74%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Ashton Woods Ln Leesburg, FL	3.0	2.0	1431	$2,065	$1.44	2d	1	0.78mi
2618 Icabod Ct Leesburg, FL	3.0	2.0	1131	$1,475	$1.30	24d	1	0.80mi
2618 Icabod Ct Leesburg, FL	3.0	2.0	1131	$1,475	$1.30	5d	1	0.80mi
202 Fernwood St Leesburg, FL	2.0	2.0	1045	$1,650	$1.58	24d	1	0.84mi
1197 Bentley Rd Leesburg, FL	2.0	1.5	938	$1,379	$1.47	24d	1	1.01mi
1175 Bentley Rd Leesburg, FL	2.0–3.0	1.0–1.5	938	$1,379	$1.47	3d	3	1.03mi
1187 Bentley Rd Unit 1 Leesburg, FL	3.0	1.0	909	$1,459	$1.61	3d	1	1.06mi

HOA detail condo

• Monthly dues: $160 · $1,920/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $114,900 Active 29 DOM
2. 2026-06-17
   days on market $114,900 Active 28 DOM
3. 2026-06-16
   days on market $114,900 Active 27 DOM
4. 2026-06-15
   days on market $114,900 Active 26 DOM
5. 2026-06-13
   days on market $114,900 Active 24 DOM
6. 2026-06-09
   days on market $114,900 Active 20 DOM
7. 2026-06-08
   days on market $114,900 Active 19 DOM
8. 2026-06-07
   days on market $114,900 Active 18 DOM
9. 2026-06-04
   days on market $114,900 Active 15 DOM
10. 2026-06-03
    days on market $114,900 Active 14 DOM
11. 2026-06-02
    days on market $114,900 Active 13 DOM
12. 2026-06-01
    days on market $114,900 Active 12 DOM
13. 2026-05-31
    days on market $114,900 Active 11 DOM
14. 2026-05-20
    listed $114,900 Active
15. 2012-07-10
    soldstatus $24,650 533-char remark

    Show marketing remark (533 chars)

    PRICED TO SELL IN BRITTANY ESTATES!! HOME IS LOCATED ON NICE CORNER LOT. KITCHEN IS OPEN TO DINING AREA W/ EAT IN BAR AND DOOR TO BACKYARD. LARGE LIVING ROOM HAS SLIDERS TO FLORIDA ROOM THAT HAS IT'S OWN WALL AIR UNIT. 2ND BEDROOM HAS BUILT IN DRAWERS & DOUBLE CLOSETS, DOUBLE DOORS TO 2ND BATHROOM, 22x18 DOUBLE CARPORT AND 9x5 UTILITY ROOM. GREAT LOT W/ IRRIGATION AND FRUIT TREES!! THIS ADULT COMMUNITY HAS PRIVATE BOAT RAMP & SLIPS TO LAKE GRIFFIN. MAINTENANCE FEE INCLUDES WATER, SEWER, GARBAGE AND LAWN MAINTENANCE.

16. 2012-01-11
    listed $24,500 533-char remark

    Show marketing remark (533 chars)

    PRICED TO SELL IN BRITTANY ESTATES!! HOME IS LOCATED ON NICE CORNER LOT. KITCHEN IS OPEN TO DINING AREA W/ EAT IN BAR AND DOOR TO BACKYARD. LARGE LIVING ROOM HAS SLIDERS TO FLORIDA ROOM THAT HAS IT'S OWN WALL AIR UNIT. 2ND BEDROOM HAS BUILT IN DRAWERS & DOUBLE CLOSETS, DOUBLE DOORS TO 2ND BATHROOM, 22x18 DOUBLE CARPORT AND 9x5 UTILITY ROOM. GREAT LOT W/ IRRIGATION AND FRUIT TREES!! THIS ADULT COMMUNITY HAS PRIVATE BOAT RAMP & SLIPS TO LAKE GRIFFIN. MAINTENANCE FEE INCLUDES WATER, SEWER, GARBAGE AND LAWN MAINTENANCE.

17. 2009-09-28
    listed $30,000

ⓘ 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: $1,218 · $102/mo
• Projected year-2 tax: $1,218 · $102/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 ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,854
• − Mortgage interest: −$6,436
• − Property taxes: −$1,218
• − Insurance: −$574
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − HOA: −$1,920
• − Depreciation: −$3,343
• Taxable income: $2,345
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $3,388/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

+283.0% since first listed

4 events — show timeline

• 2026-05-20 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2012-07-10 Sold (MLS) $24,650 Stellar MLS as Distributed by MLS Grid
• 2012-01-11 Listed $24,500 Stellar MLS as Distributed by MLS Grid
• 2009-09-28 Listed $30,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $1,218 · +1.6% YoY. Source: county tax records.