Maitland Plan · Leesburg, FL 34748

$109,400

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 129 Days on market

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

55+ age qualified community. Welcome to Coachwood Colony a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a beautiful 2022 2 bed, 2 bath home for sale or rent featuring 1000.00 sq ft of beautifully designed living space. Located in Leesburg, this property offers the perfect blend of modern amenities and timeless charm. BUY OR RENT W/ OPTION TO BUY! Step inside to find plenty of natural light. The modern kitchen boasts stainless steel appliances, perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite bathroom and a walk-in closet. Additional bedrooms provide vers

Key facts

• Shuffleboard courts
• Clubhouse
• Covered patio

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• COVERED PATIO
• HEATED POOL
• CLUBHOUSE
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Address: 2607 Leisure Ln, Leesburg FL 34748; List price available
• Financial info: Listing is active

Exterior

• Home design: Maitland plan (new construction plan)
• Construction: Built as part of a new construction plan
• Exterior features: Living area of approximately 1000

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Virtual tour available

🏗️ New construction. The $109,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $91,000.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 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 $629 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

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 $96,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.72% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.52%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $91,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Old Colony Rd	0.20mi	2/2.0	1,008 (+1%)	3mo	$92,000	$91	87
715 Surrey Pl	0.15mi	2/2.0	1,100 (+10%)	12mo	$80,000	$73	66

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: 19.3%
• Equity multiple: 1.76×
• Total profit: $19,262
• Equity at exit: $13,568

10-year hold

• IRR: 25.5%
• Equity multiple: 2.92×
• Total profit: $48,830
• Equity at exit: $7,868

Cash invested: $25,480 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,365/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $605

Break-even live

Break-even rent $796

Max offer price $91,000

Occupancy floor 56%

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 Houston Pl Leesburg, FL	2.0	2.0	960	$1,895	$1.97	4d	1	0.18mi
513 Old Colony Rd Leesburg, FL	3.0	2.0	1198	$1,699	$1.42	4d	1	0.39mi
502 Old Colony Rd Leesburg, FL	3.0	2.0	1456	$1,299	$0.89	23d	1	0.43mi
1004 Royal Oak Blvd Unit 1004 Leesburg, FL	2.0	2.5	1244	$1,550	$1.25	4d	1	0.43mi
822 S Lone Oak Dr Unit B Leesburg, FL	2.0	1.0	900	$1,195	$1.33	23d	1	0.44mi
2920 Pecan Ave Leesburg, FL	2.0	2.5	1288	$1,700	$1.32	23d	1	0.45mi
2940 Peach St Leesburg, FL	2.0	2.5	1288	$1,750	$1.36	17d	1	0.49mi
210 N Lone Oak Dr Unit 1 Leesburg, FL	2.0	1.0	912	$1,250	$1.37	14d	1	0.93mi
1604 Woodlyn Dr Leesburg, FL	3.0	1.5	1088	$1,500	$1.38	23d	1	0.94mi
1317 Cambridge Dr Leesburg, FL	3.0	1.5	1240	$1,600	$1.29	23d	1	0.95mi
114 N Chester St Leesburg, FL	1.0	1.0	702	$850	$1.21	4d	1	0.98mi
200 S Moss St Leesburg, FL	3.0	2.0	968	$1,500	$1.55	23d	1	1.02mi
1801 Center St Unit 2 Leesburg, FL	2.0	1.0	754	$1,300	$1.72	23d	1	1.13mi
1220 W Dixie Ave Leesburg, FL	3.0	2.0	1304	$1,600	$1.23	4d	1	1.28mi
1401 Floradel Ave Leesburg, FL	2.0	1.0	1190	$1,495	$1.26	3d	1	1.38mi
1403 Old Harbor Blvd Leesburg, FL	1.0–4.0	1.0–3.0	1079	$1,366	$1.27	2d	9	1.40mi
1001 Crawford St Unit 1 Leesburg, FL	3.0	1.0	800	$1,100	$1.38	14d	1	1.40mi
1001 Crawford St Leesburg, FL	3.0	1.0	800	$1,100	$1.38	11d	1	1.40mi
1009 Nebraska St Leesburg, FL	3.0	1.0	864	$1,850	$2.14	12d	1	1.43mi

Listing history 13 events

1. 2026-06-18
   days on market $109,400 Active 129 DOM
2. 2026-06-17
   days on market $109,400 Active 128 DOM
3. 2026-06-16
   days on market $109,400 Active 127 DOM
4. 2026-06-15
   days on market $109,400 Active 126 DOM
5. 2026-06-13
   days on market $109,400 Active 124 DOM
6. 2026-06-09
   days on market $109,400 Active 120 DOM
7. 2026-06-08
   days on market $109,400 Active 119 DOM
8. 2026-06-07
   days on market $109,400 Active 118 DOM
9. 2026-06-04
   days on market $109,400 Active 115 DOM
10. 2026-06-03
    days on market $109,400 Active 114 DOM
11. 2026-06-02
    days on market $109,400 Active 113 DOM
12. 2026-06-02
    days on market $109,400 Active 112 DOM
13. 2026-05-31
    days on market $109,400 Active 111 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,750
• − Mortgage interest: −$5,097
• − Property taxes: −$1,365
• − Insurance: −$455
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$2,647
• Taxable income: $6,185
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $5,781/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

• Census place: Leesburg, FL
• 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