1763 W Schwartz Blvd · Lady Lake, FL 32159

$117,999

2 bd · 2.0 ba · 1,306 sqft · Manufactured public records · 68 Days on market

Built 1985 7,902 sqft lot Est $179k · 34% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME ON A HILL. DOUBLE CARPORT, GOLF CART. GLASS TOP RANGE. SKYLIGHT. TIP OUT WINDOWS IN HOME, BUT NOT FLORIDA ROOM. UPDATED ROOF & AIR CONDITIONER IN 2000. HEATED/COOLED FLORIDA ROOM. HOUSE PAINTED INSIDE & OUT WITHIN TWO YEARS.

Key facts

• Extended room
• Warm wood cabinetry
• Well-designed layout

Tags

• WELL-DESIGNED LAYOUT
• WARM WOOD CABINETRY
• CLEAN WHITE APPLIANCES
• LOW-MAINTENANCE VINYL FLOORING
• EXTENDED ROOM
• COVERED CARPORT

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Zoning: MX-8
• HOA & community: Senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Other utilities
• Home design: Manufactured single wide home; One level; Faces south
• Construction: Metal siding; Vinyl siding; Frame construction; Other roof; Crawlspace foundation; Pillar/post/pier foundation; Built on a 0.18-acre lot
• Exterior features: Other exterior features; Concrete road surface

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Florida room; Dishwasher; Microwave; Range; Refrigerator
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 576 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $816 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $31k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $110,919 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.68% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $178,922
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Orchid St	0.49mi	2/2.0	1,342 (+3%)	2mo	$209,000	$156	71
729 Camelia Ct	0.68mi	2/2.0	1,352 (+4%)	2mo	$185,000	$137	61
813 Saint Andrews Blvd	0.62mi	2/2.0	1,191 (-9%)	6mo	$152,000	$128	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: 16.1%
• Equity multiple: 1.66×
• Total profit: $21,694
• Equity at exit: $17,594

10-year hold

• IRR: 25.5%
• Equity multiple: 3.35×
• Total profit: $77,802
• Equity at exit: $10,202

Cash invested: $33,040 (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: 576
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$619
• Tax from tax record: −$292 /mo · $3,506/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $606

Break-even live

Break-even rent $1,215

Max offer price $117,999

Occupancy floor 64%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	24d	1	0.37mi
17408 SE 121st Cir Summerfield, FL	3.0	2.0	1733	$1,850	$1.07	21d	1	0.39mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	21d	36	0.42mi
17951 SE 115th Cir Summerfield, FL	3.0	2.0	1829	$2,100	$1.15	14d	1	0.45mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	21d	38	0.48mi
1614 Kiley Ct Unit 1545709P Lady Lake, FL	2.0	2.0	1593	$3,452	$2.17	16d	1	0.51mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	24d	1	0.51mi
17472 SE 121st Cir Summerfield, FL	3.0	2.0	1330	$1,950	$1.47	14d	1	0.58mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	24d	1	0.62mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	24d	1	0.66mi
1401 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1552	$1,999	$1.29	24d	1	0.75mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	0.75mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	2d	1	0.84mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	21d	1	1.10mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	21d	1	1.11mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	21d	1	1.13mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	24d	1	1.24mi
703 Royal Palm Ave Lady Lake, FL	3.0	2.0	1730	$2,600	$1.50	22d	1	1.27mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	1.32mi
640 Rainbow Blvd Lady Lake, FL	2.0	2.0	1600	$1,900	$1.19	24d	1	1.33mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	24d	1	1.48mi

Listing history 18 events

1. 2026-06-08
   statusdays on market $117,999 Pending 68 DOM
2. 2026-06-07
   days on market $117,999 Active 67 DOM
3. 2026-06-04
   days on market $117,999 Active 64 DOM
4. 2026-06-03
   days on market $117,999 Active 63 DOM
5. 2026-06-02
   days on market $117,999 Active 62 DOM
6. 2026-06-01
   days on market $117,999 Active 61 DOM
7. 2026-05-31
   days on market $117,999 Active 60 DOM
8. 2026-05-20
   price $117,999
9. 2026-05-11
   price $119,999
10. 2026-05-05
    price $129,999
11. 2026-04-23
    price $134,999
12. 2026-04-16
    price $139,900
13. 2026-04-09
    price $148,500
14. 2026-04-01
    listed $149,000 Active
15. 2005-02-08
    soldstatus $107,000
16. 2005-02-01
    soldstatus $107,000 241-char remark

    Show marketing remark (241 chars)

    HOME ON A HILL. DOUBLE CARPORT, GOLF CART. GLASS TOP RANGE. SKYLIGHT. TIP OUT WINDOWS IN HOME, BUT NOT FLORIDA ROOM. UPDATED ROOF & AIR CONDITIONER IN 2000. HEATED/COOLED FLORIDA ROOM. HOUSE PAINTED INSIDE & OUT WITHIN TWO YEARS.

17. 2004-11-08
    listed $119,900 241-char remark

    Show marketing remark (241 chars)

    HOME ON A HILL. DOUBLE CARPORT, GOLF CART. GLASS TOP RANGE. SKYLIGHT. TIP OUT WINDOWS IN HOME, BUT NOT FLORIDA ROOM. UPDATED ROOF & AIR CONDITIONER IN 2000. HEATED/COOLED FLORIDA ROOM. HOUSE PAINTED INSIDE & OUT WITHIN TWO YEARS.

18. 1990-03-01
    soldstatus $65,000

ⓘ 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: $3,506 · $292/mo
• Projected year-2 tax: $3,506 · $292/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 9/10 Extreme 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,795
• − Mortgage interest: −$6,610
• − Property taxes: −$3,506
• − Insurance: −$590
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$3,433
• Taxable income: $5,849
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $5,873/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

• Census place: Lady Lake, FL
• 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

+81.5% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $117,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $119,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $129,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $134,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $148,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2005-02-08 Sold (Public Records) $107,000 Public Records
• 2005-02-01 Sold (MLS) $107,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-08 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 1990-03-01 Sold (Public Records) $65,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,506 · +9.9% YoY. Source: county tax records.