33857 Sky Blossom Cir · Leesburg, FL 34788

$296,000

4 bd · 2.0 ba · 1,845 sqft · SingleFamily public records · 24 Days on market

Built 2023 Good condition 6,600 sqft lot Est $325k · 9% under $104/mo HOA · 4% of rent

---

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).

• ARV discount +11.5/15.0
• Cash flow +11.1/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. A modern Construction Open-Concept 2023 home! Located in the highly desirable Liberty Preserve community. This 4-bedroom, 2-bath modern property features a bright, open floor plan with spacious living areas, perfect for family gatherings. The home boasts a modern kitchen with stainless steel appliances and a gas stove; the kitchen overlooks the family room and dining area, creating a harmonious atmosphere that blends practicality with today’s lifestyle. The Quartz Pebble White island and countertops complement the bright light from the patio doors. The patio is ideal for outdoor grilling or relaxing. A thoughtful floor plan provides privacy and

Key facts

• Open concept
• Gas stove
• Modern kitchen

Tags

• OPEN CONCEPT
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• QUARTZ PEBBLE WHITE ISLAND
• PATIO

Property features AI

Finance

• Other: Homestead exempt; No waterfront; Total living area reported as 1,845 (per public records)
• Financial info: Lease restrictions apply
• HOA & community: HOA: ARTEMIS Lifestyles; Monthly HOA fee of $104 (required) — association approval required; Pets allowed

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available; Public utilities
• Home design: Single family residence; One-story; West-facing entry
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.15-acre lot (approx. 55 x 120)
• Exterior features: Asphalt road access; Sliding doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Sliding doors
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $296k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (14.1% below list).
• Recommended offer: $254k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 285 active listings in the ZIP; 6 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).
• At $2,543/mo this rent would consume 56% of the median local household income ($54k/yr) (locally 406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 24 days — a 2% lower offer ($292k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,287 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.86% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $324,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33698 Sky Blossom Cir	0.14mi	4/2.0	1,848 (+0%)	23mo	$332,000	$180	74
33828 Sky Blossom Cir	0.06mi	4/2.0	1,630 (-12%)	20mo	$296,000	$182	61
33842 Sky Blossom Cir	0.04mi	4/3.0	2,106 (+14%)	22mo	$363,000	$172	52
33704 Sky Blossom Cir	0.13mi	4/3.0	2,106 (+14%)	24mo	$360,000	$171	46
9810 Jackson Rd	0.69mi	3/2.0 (-1)	1,963 (+6%)	14mo	$345,000	$176	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-55,553
• Equity at exit: $44,135

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-57,897
• Equity at exit: $25,593

Cash invested: $82,880 (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 34788

• Home prices YoY: -18.2%
• Active inventory: 285
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,543 high
• Mortgage (P&I): −$1,552
• Tax from tax record: −$350 /mo · $4,198/yr
• Insurance: −$123
• HOA: −$104
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-121

Break-even live

Break-even rent $2,695

Max offer price $274,703

Occupancy floor 100%

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: $74,000
• Closing costs: $8,880
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33932 Sky Blossom Cir Leesburg, FL	4.0	3.0	2106	$2,400	$1.14	24d	1	0.09mi
34000 Sky Blossom Cir Leesburg, FL	3.0	2.0	1540	$2,100	$1.36	24d	1	0.14mi
33670 Sky Blossom Cir Leesburg, FL	3.0	2.0	1540	$1,950	$1.27	24d	1	0.17mi
33732 Spring Dr Leesburg, FL	4.0	3.0	2170	$3,000	$1.38	24d	1	1.44mi
10402 Pleasant View Dr Leesburg, FL	3.0	2.0	1931	$2,599	$1.35	5d	1	1.47mi
10240 Barrington Ct Leesburg, FL	3.0	2.0	2090	$2,700	$1.29	12d	1	1.48mi

HOA detail

• Monthly dues: $104 · $1,248/yr
• Likely covers: gas

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-05-13
   price $296,000
3. 2026-04-27
   price $300,000
4. 2026-04-25
   listed $340,000 Active
5. 2022-11-02
   soldstatus $3,397,700

ⓘ 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: $4,198 · $350/mo
• Projected year-2 tax: $4,198 · $350/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 9/10 Extreme 7 d/yr ≥107°F today · 23 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,514
• − Mortgage interest: −$16,581
• − Property taxes: −$4,198
• − Insurance: −$1,480
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − HOA: −$1,248
• − Depreciation: −$8,611
• Taxable loss: −$6,485
• Est. tax savings @ 24.0%: +$1,556
• After-tax cash flow: $110/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.

Condition & rehab AI · 3 photos

Good 80/100 None rehab

This modern 2023 single-family home in Liberty Preserve is in good condition with a good condition score of 80. It has a good kitchen, exterior, and landscaping. The property is under contract and has a good resale and rental value potential with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Add a smart home system — A smart home system can increase property value and attract tech-savvy buyers/tenants.
• Both Install smart locks — Smart locks can improve security and convenience for buyers/tenants.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Add a smart home system — A smart home system can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Install smart locks — Smart locks can improve security and convenience for buyers/tenants. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Leesburg, FL
• County: Lake County · 364,602 people
• City population: 21,867
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,137
• Household income: $54,147
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 406.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 9% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -61.07%
• Current HPI: 273.6616
• Rent YoY: —
• 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

-91.3% since first listed

5 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $296,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-02 Sold (Public Records) $3,397,700 Public Records

Property tax history

+129.8%/yr

Latest (2025): $4,198 · -2.9% YoY. Source: county tax records.