1625 Hilton Head Blvd · Lady Lake, FL 32159

$165,000

2 bd · 2.0 ba · 1,332 sqft · Manufactured public records · 3 Days on market

Built 1987 6,616 sqft lot Est $208k · 21% under $204/mo HOA · 10% of rent

---

Why this score? — see what drove the C+ 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 +19.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +6.3/10.0
• 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

Enjoy the Florida lifestyle in this spacious 2 bedroom, 2 bathroom manufactured home located in The Villages adult golfing community in Lady Lake. Nestled on a shady lot in the desirable Village of Orange Blossom Gardens, this home offers an open-concept layout with a spacious kitchen featuring ample cabinetry and eating space, a formal dining room, large family room, and a bright Florida room perfect for relaxing or entertaining. The generous primary suite includes a walk-in closet and a large private bath, while the indoor laundry room adds convenience. Outside, you'll find a detached workshop with plenty of space for hobbies, storage, or projects. Residents of The Villages enjoy an abund

Key facts

• Large family room
• Formal dining room
• Bright florida room

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• FORMAL DINING ROOM
• LARGE FAMILY ROOM
• BRIGHT FLORIDA ROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: CDD present; Lot about 0.15 acres (approx. 75 x 90); Development: Orange Blossom Gardens
• HOA & community: Homeowners association (VCDD) with required monthly fee of $204; Association amenities include pool, clubhouse, fitness center, playground, recreational facilities, maintenance of grounds, and escrow reserves; Community features: clubhouse, community mailbox, deed restrictions, dog park, fitness center, golf, golf cart friendly, park, playground, pool, tennis courts; senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Manufactured double-wide home; Single-story; Faces west; Completed condition
• Construction: Frame construction; Shingle roof; Pillar/Post/Pier foundation; Built as a manufactured home (double wide)
• Exterior features: Front porch; Exterior storage; Paved lot; Mature landscaping with oak trees

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closets; Florida room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.7% 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; 28 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 42% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $165k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $165,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $207,792
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Orchid St	0.32mi	2/2.0	1,342 (+1%)	2mo	$209,000	$156	82
1613 Bay Meadows Ln	0.33mi	2/2.0	1,384 (+4%)	4mo	$225,000	$163	75
813 Saint Andrews Blvd	0.11mi	2/2.0	1,191 (-11%)	6mo	$152,000	$128	72
729 Camelia Ct	0.52mi	2/2.0	1,352 (+2%)	2mo	$185,000	$137	72
708 Tangerine Dr	0.58mi	2/2.0	1,446 (+9%)	8mo	$285,000	$197	52
522 Saint Andrews Blvd	0.63mi	2/2.0	1,478 (+11%)	12mo	$175,000	$118	42

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-11,719
• Equity at exit: $24,602

10-year hold

• IRR: 4.4%
• Equity multiple: 1.35×
• Total profit: $15,956
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$865
• Tax from tax record: −$288 /mo · $3,454/yr
• Insurance: −$69
• HOA: −$204
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $199

Break-even live

Break-even rent $1,805

Max offer price $165,000

Occupancy floor 85%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	24d	1	0.25mi
1614 Kiley Ct Unit 1545709P Lady Lake, FL	2.0	2.0	1593	$3,452	$2.17	16d	1	0.25mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	0.27mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	24d	1	0.28mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	2d	1	0.33mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	24d	1	0.47mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	24d	1	0.48mi
1401 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1552	$1,999	$1.29	24d	1	0.61mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	24d	1	0.73mi
13765 NE 136th Loop Lady Lake, FL	1.0–3.0	1.0–2.0	1078	$1,639	$1.52	21d	36	0.75mi
13740 Lead LN The Villages, FL	1.0–3.0	1.0–2.0	1029	$1,720	$1.67	21d	38	0.75mi
703 Royal Palm Ave Lady Lake, FL	3.0	2.0	1730	$2,600	$1.50	22d	1	0.76mi
640 Rainbow Blvd Lady Lake, FL	2.0	2.0	1600	$1,900	$1.19	24d	1	0.82mi
17951 SE 115th Cir Summerfield, FL	3.0	2.0	1829	$2,100	$1.15	14d	1	0.88mi
17408 SE 121st Cir Summerfield, FL	3.0	2.0	1733	$1,850	$1.07	21d	1	0.89mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	21d	1	0.97mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	24d	1	0.97mi
617 Webb Way Lady Lake, FL	2.0	2.0	1542	$3,000	$1.95	24d	1	1.05mi
602 Jason Dr Lady Lake, FL	3.0	2.0	1726	$1,650	$0.96	24d	1	1.06mi
17472 SE 121st Cir Summerfield, FL	3.0	2.0	1330	$1,950	$1.47	14d	1	1.06mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	24d	1	1.21mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	24d	1	1.26mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	12d	1	1.36mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	21d	1	1.36mi
932 Chula Ct Lady Lake, FL	2.0	2.0	1346	$3,000	$2.23	3d	1	1.46mi
13957 County Road 109D Lady Lake, FL	2.0	2.0	1482	$1,650	$1.11	21d	1	1.46mi
13904 County Road 109D Lady Lake, FL	3.0	2.0	1568	$1,550	$0.99	21d	1	1.46mi
1377 Camero Dr Lady Lake, FL	3.0	2.0	1462	$5,500	$3.76	21d	1	1.49mi

HOA detail

• Monthly dues: $204 · $2,448/yr

Listing history 4 events

1. 2026-06-18
   days on market $165,000 Active 3 DOM
2. 2026-06-17
   days on market $165,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $165,000 Active 1 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: $3,454 · $288/mo
• Projected year-2 tax: $3,454 · $288/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 8/10 Severe 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: $24,678
• − Mortgage interest: −$9,243
• − Property taxes: −$3,454
• − Insurance: −$825
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$2,448
• − Depreciation: −$4,800
• Taxable loss: −$40
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $2,395/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

+106.2% since first listed

3 events — show timeline

• 2026-06-15 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 1998-10-08 Sold (Public Records) $78,500 Public Records
• 1988-11-01 Sold (Public Records) $80,000 Public Records

Property tax history

+16.9%/yr

Latest (2025): $3,454 · +11.3% YoY. Source: county tax records.