1311 Mohawk Cir · Tavares, FL 32778

$184,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 107 Days on market

Built 1981 6,700 sqft lot Est $159k · 16% over $52/mo HOA · 3% of rent

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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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ADORABLE, AFFORDABLE 2/2 HOME IN DESIRABLE LAKE FRANCES ESTATES. Welcome home to this tranquil, active adult community that offers so much for full time residents and snowbirds alike! Beautiful Lake Frances is a private lake with a covered pavilion for you to relax and enjoy nature and the lovely views, or you can use the community boat launch to get out on the water for a day of fishing. There’s also a well-maintained clubhouse, library, billiards room, shuffleboard courts, indoor and outdoor swimming pools, RV storage, and many community events and clubs to take part in if you so choose. This lovely, manufactured home has wonderful curb appeal with a lush lawn and landscaping, plus a covered carport and a screened lanai. Inside is a wonderful floor plan with spacious living and dining areas, a lovely kitchen, and plenty of storage space. The primary bedroom includes a walk-in closet and a private en-suite with a shower. Bedroom two has easy access to the full hallway bathroom with a tub/shower. There’s a convenient laundry room and storage/workshop space just off the covered, screened lanai which is the perfect place to enjoy the outdoors while also being out of the sun. Take your golf cart to nearby shopping and dining, as the City of Tavares is golf cart friendly. This is an affordable home in a coveted 55+ community waiting for you to make it shine! This is an Estate, and the family is in the process of clearing out the furnishings. No inside photos at this time.

Key facts

• Newly coated roof
• New ceiling fans
• New light fixture

Tags

• NEW AIR CONDITIONING SYSTEM
• NEW VINYL FLOORING
• HEATED FLORIDA ROOM
• NEWLY COATED ROOF
• NEW CEILING FANS
• NEW LIGHT FIXTURE

Property features AI

Finance

• Other: Unfurnished; Road surface: asphalt on publicly maintained road; Lot approximately 0.15 acre (0 to less than 1/4 acre)
• Financial info: Total annual fees $624
• HOA & community: Has HOA (monthly fee $52) — includes pool, maintenance of grounds and recreational facilities; Community amenities: clubhouse, pool, shuffleboard court, street lights; Senior community; Pets allowed (cats and dogs); Condo land included

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One story; East-facing entry
• Construction: Vinyl siding on frame construction; Metal roof; Foundation: crawlspace with pillar/post/pier and stilt/on piling
• Exterior features: Awning(s); Private mailbox; Rain gutters; Exterior storage / shed(s); Other exterior features

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Dining area; Thermostat; Double-pane windows; Drapes with rods; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $177k (4.1% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% of the median local income ($63k/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 $6k 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 107 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $150k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $158,976
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1424 Mohawk Cir	0.07mi	2/2.0	1,160 (+1%)	2mo	$195,000	$168	94
1209 Apache Cir	0.05mi	2/2.0	1,152 (0%)	9mo	$128,000	$111	90
1408 Skyline Ct	0.06mi	2/2.0	1,144 (-1%)	8mo	$92,000	$80	90
1024 Capella Dr	0.20mi	2/2.0	1,104 (-4%)	4mo	$55,000	$50	80
1437 Mohawk Cir	0.13mi	2/2.0	1,248 (+8%)	1mo	$172,500	$138	79
1681 Elkhart Cir	0.26mi	2/2.0	1,125 (-2%)	7mo	$172,000	$153	78
1528 Schult Ct	0.22mi	2/2.0	1,248 (+8%)	7mo	$170,000	$136	70
1156 Capella Dr	0.25mi	2/2.0	1,248 (+8%)	11mo	$184,900	$148	65
1687 Elkhart Cir	0.27mi	2/2.0	1,000 (-13%)	6mo	$160,000	$160	60

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-17,794
• Equity at exit: $27,569

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,678
• Equity at exit: $15,987

Cash invested: $51,772 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 501
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$970
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$77
• HOA: −$52
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $161

Break-even live

Break-even rent $1,568

Max offer price $184,900

Occupancy floor 86%

Sensitivity live

Price	-10% $266	-5% $214	+0% $161	+5% $109	+10% $57
Rent	-10% $21	-5% $91	+0% $161	+5% $231	+10% $301
Rate	-1.0pp $254	-0.5pp $208	base $161	+0.5pp $113	+1.0pp $65

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 McLain Ct Tavares, FL	2.0	2.0	1104	$1,700	$1.54	16d	1	0.44mi
1105 N Rockingham Ave Tavares, FL	2.0	2.0	806	$1,650	$2.05	5d	1	0.45mi
743 E Alfred St Tavares, FL	2.0	1.0	1000	$1,450	$1.45	24d	1	0.63mi
380 Dora Ave Tavares, FL	2.0	1.0	750	$1,399	$1.87	15d	1	0.64mi
1632 Tudor Ln Unit 1632 Tavares, FL	2.0	2.0	1047	$1,595	$1.52	18d	1	0.64mi
542 E Caroline St Tavares, FL	2.0	1.0	812	$1,400	$1.72	24d	1	0.64mi
2225 Cypress Ct Unit 2C Tavares, FL	2.0	2.0	1334	$2,000	$1.50	24d	1	0.71mi
1403 E Alfred St Unit 200 Tavares, FL	2.0	1.5	1000	$2,000	$2.00	18d	1	0.79mi
2420 Ann Rou Rd Unit 201 Tavares, FL	1.0	1.0	1000	$1,555	$1.55	18d	1	1.15mi
2460 Ann Rou Rd Unit 606 Tavares, FL	2.0	2.0	1167	$1,750	$1.50	18d	1	1.26mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	24d	1	1.27mi
2533 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,100	$1.42	3d	1	1.46mi
2551 Bracknell Forest Trl Tavares, FL	3.0	2.0	1483	$2,081	$1.40	16d	1	1.46mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: waterlandscapingpool

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-04-27
   price $184,900
3. 2026-01-28
   listed $189,900 Active
4. 2023-09-12
   soldstatus $150,000
5. 2023-09-07
   soldstatus $150,000 Closed 1504-char remark

   Show marketing remark (1504 chars)

   ADORABLE, AFFORDABLE 2/2 HOME IN DESIRABLE LAKE FRANCES ESTATES. Welcome home to this tranquil, active adult community that offers so much for full time residents and snowbirds alike! Beautiful Lake Frances is a private lake with a covered pavilion for you to relax and enjoy nature and the lovely views, or you can use the community boat launch to get out on the water for a day of fishing. There’s also a well-maintained clubhouse, library, billiards room, shuffleboard courts, indoor and outdoor swimming pools, RV storage, and many community events and clubs to take part in if you so choose. This lovely, manufactured home has wonderful curb appeal with a lush lawn and landscaping, plus a covered carport and a screened lanai. Inside is a wonderful floor plan with spacious living and dining areas, a lovely kitchen, and plenty of storage space. The primary bedroom includes a walk-in closet and a private en-suite with a shower. Bedroom two has easy access to the full hallway bathroom with a tub/shower. There’s a convenient laundry room and storage/workshop space just off the covered, screened lanai which is the perfect place to enjoy the outdoors while also being out of the sun. Take your golf cart to nearby shopping and dining, as the City of Tavares is golf cart friendly. This is an affordable home in a coveted 55+ community waiting for you to make it shine! This is an Estate, and the family is in the process of clearing out the furnishings. No inside photos at this time.

6. 2023-08-17
   status Pending 1504-char remark

   Show marketing remark (1504 chars)

   ADORABLE, AFFORDABLE 2/2 HOME IN DESIRABLE LAKE FRANCES ESTATES. Welcome home to this tranquil, active adult community that offers so much for full time residents and snowbirds alike! Beautiful Lake Frances is a private lake with a covered pavilion for you to relax and enjoy nature and the lovely views, or you can use the community boat launch to get out on the water for a day of fishing. There’s also a well-maintained clubhouse, library, billiards room, shuffleboard courts, indoor and outdoor swimming pools, RV storage, and many community events and clubs to take part in if you so choose. This lovely, manufactured home has wonderful curb appeal with a lush lawn and landscaping, plus a covered carport and a screened lanai. Inside is a wonderful floor plan with spacious living and dining areas, a lovely kitchen, and plenty of storage space. The primary bedroom includes a walk-in closet and a private en-suite with a shower. Bedroom two has easy access to the full hallway bathroom with a tub/shower. There’s a convenient laundry room and storage/workshop space just off the covered, screened lanai which is the perfect place to enjoy the outdoors while also being out of the sun. Take your golf cart to nearby shopping and dining, as the City of Tavares is golf cart friendly. This is an affordable home in a coveted 55+ community waiting for you to make it shine! This is an Estate, and the family is in the process of clearing out the furnishings. No inside photos at this time.

7. 2023-08-06
   listed $175,000 Active 1504-char remark

   Show marketing remark (1504 chars)

   ADORABLE, AFFORDABLE 2/2 HOME IN DESIRABLE LAKE FRANCES ESTATES. Welcome home to this tranquil, active adult community that offers so much for full time residents and snowbirds alike! Beautiful Lake Frances is a private lake with a covered pavilion for you to relax and enjoy nature and the lovely views, or you can use the community boat launch to get out on the water for a day of fishing. There’s also a well-maintained clubhouse, library, billiards room, shuffleboard courts, indoor and outdoor swimming pools, RV storage, and many community events and clubs to take part in if you so choose. This lovely, manufactured home has wonderful curb appeal with a lush lawn and landscaping, plus a covered carport and a screened lanai. Inside is a wonderful floor plan with spacious living and dining areas, a lovely kitchen, and plenty of storage space. The primary bedroom includes a walk-in closet and a private en-suite with a shower. Bedroom two has easy access to the full hallway bathroom with a tub/shower. There’s a convenient laundry room and storage/workshop space just off the covered, screened lanai which is the perfect place to enjoy the outdoors while also being out of the sun. Take your golf cart to nearby shopping and dining, as the City of Tavares is golf cart friendly. This is an affordable home in a coveted 55+ community waiting for you to make it shine! This is an Estate, and the family is in the process of clearing out the furnishings. No inside photos at this time.

8. 2003-10-27
   soldstatus $64,000

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $21,271
• − Mortgage interest: −$10,357
• − Property taxes: −$1,685
• − Insurance: −$924
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − HOA: −$624
• − Depreciation: −$5,379
• Taxable loss: −$1,101
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $2,200/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Other Asian/Pacific 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+188.9% since first listed

8 events — show timeline

• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-12 Sold (Public Records) $150,000 Public Records
• 2023-09-07 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-06 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2003-10-27 Sold (Public Records) $64,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,685 · +2.8% YoY. Source: county tax records.