1742 Phifer Pl · Leesburg, FL 34762

$297,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 4 Days on market

Built 2023 3,717 sqft lot

---

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 +13.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. I may be just 1,440 square feet, but I know exactly how to make every inch count. I am a 3 BEDROOM, 2 BATHROOM EMERALD FLOOR PLAN built in 2023, and I come TURNKEY, so you can skip the stress, pack your suitcase, and start enjoying The Villages lifestyle right away. My TASTEFULLY DECORATED interior makes me feel warm, stylish, and welcoming from the moment you walk through the door. I have an INTERIOR LAUNDRY, comfortable living spaces, and a SPLIT GARAGE with room for your GOLF CART, because around here, that is not a luxury, that is practically survival. I am MOVE-IN READY, PRICED TO SELL, and ready for my next owner to love me. Plus, I am just 5 MI

Key facts

• Interior laundry
• Emerald floor plan
• Move in ready

Tags

• EMERALD FLOOR PLAN
• INTERIOR LAUNDRY
• SPLIT GARAGE
• MOVE IN READY
• 5 MINUTES BY CART TO SAWGRASS
• 12 MINUTES BY CART TO EASTPORT

Property features AI

Finance

• Other: Turnkey/furnished; No lease restrictions; Third-party listing
• HOA & community: CDD; Community amenities: community mailbox, deed restrictions, dog park, fitness center, golf, park, playground, pool, sidewalks, tennis courts, street lights; Senior community; Pets allowed with number limit; Association approval not required

Exterior

• Parking: Attached garage; Garage with golf cart space (19x20); 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected; Underground utilities; Sprinkler with recycled water
• Home design: Residential villa; One level; North-facing
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Built as Emerald model
• Exterior features: Sliding doors; Paved public-maintained road; Irrigation (reclaimed water)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Tankless water heater
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; High ceilings; Open floorplan; Kitchen/family room combo; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Washer and dryer hookups in kitchen laundry closet; Gas dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (4.3% below list).
• Recommended offer: $284k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 96 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (3.9% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $284,286 (4.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.60×
• Total profit: $50,013
• Equity at exit: $149,117

10-year hold

• IRR: 11.9%
• Equity multiple: 2.94×
• Total profit: $161,713
• Equity at exit: $242,729

Cash invested: $83,160 (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 34762

• Home prices YoY: 1.1%
• Active inventory: 96
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,843 medium
• Mortgage (P&I): −$1,558
• Tax from tax record: −$574 /mo · $6,883/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-9

Break-even live

Break-even rent $2,854

Max offer price $295,418

Occupancy floor 95%

Sensitivity live

Price	-10% $159	-5% $75	+0% $-9	+5% $-93	+10% $-177
Rent	-10% $-234	-5% $-121	+0% $-9	+5% $103	+10% $216
Rate	-1.0pp $141	-0.5pp $67	base $-9	+0.5pp $-86	+1.0pp $-164

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: $74,250
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6551 Mason Pl Unit 1545857P The Villages, FL	3.0	2.0	1593	$4,056	$2.55	17d	1	0.34mi
6743 Mary Loop The Villages, FL	3.0	2.0	1392	$2,500	$1.80	24d	1	0.48mi
6502 McKnight Loop Unit 1525259P The Villages, FL	3.0	2.0	1442	$1,818	$1.26	15d	1	0.66mi
7185 Denver Ave The Villages, FL	3.0	2.0	1440	$1,950	$1.35	24d	1	0.93mi
7181 Fay Ct The Villages, FL	2.0	2.0	1175	$4,800	$4.09	24d	1	0.94mi

Listing history 4 events

1. 2026-06-16
   status $297,000 Pending 4 DOM
2. 2026-06-15
   days on market $297,000 Active 4 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $297,000 Active 2 DOM

ⓘ 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: $6,883 · $574/mo
• Projected year-2 tax: $6,883 · $574/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 8/10 Severe 7 d/yr ≥108°F today · 23 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: $34,114
• − Mortgage interest: −$16,637
• − Property taxes: −$6,883
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − Depreciation: −$8,640
• Taxable loss: −$4,988
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $1,090/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
• City population: 70,232
• Population (ZIP): 580

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 16% Black 12%
• Hispanic origin (detail): Cuban 13%
• Foreign-born: 13% · Canada
• Languages at home: 82% English-only · Spanish 18%

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: ▲ 3.92%
• Current HPI: 365.7475
• Rent YoY: —
• Metro: —
• 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

+10.2% since first listed

2 events — show timeline

• 2026-06-11 Listed $297,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-19 Sold (Public Records) $269,500 Public Records

Property tax history

+50.6%/yr

Latest (2025): $6,883 · +6.6% YoY. Source: county tax records.