25120 Clifford Hl · Leesburg, FL 34748

$192,500

2 bd · 2.0 ba · 1,349 sqft · Manufactured public records · 139 Days on market

Built 1990 6,786 sqft lot $195/mo HOA · 9% of rent

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• 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

Welcome to this well-maintained and updated 2-bedroom, 2-bath home located on a large lot, on a quiet cul-de-sac with serene pond views in the desirable, guard-gated 55+ community of Plantation at Leesburg. This charming residence offers an open, light-filled interior with spacious bedrooms and a comfortable, easy-living layout. The kitchen features ample cabinet space, a convenient breakfast bar, and newer appliances, making it ideal for both everyday living and entertaining. Sliding glass doors from the living room lead to the enclosed rear lanai, where you can relax and enjoy beautiful water views, sunsets, and birdwatching in a peaceful setting. Additional highlights include a carport,

Key facts

• Serene pond views
• Guarded entry
• New electric panel

Tags

• SERENE POND VIEWS
• ENCLOSED REAR LANAI
• NEW ELECTRIC PANEL
• NEW ROOF AND SKYLIGHTS
• GUARDED ENTRY
• CHAMPIONSHIP GOLF COURSES

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual association fees noted
• HOA & community: Has HOA; monthly fee $195; Association approval required; Association amenities include 24-hour guard, pool, clubhouse, fitness center, tennis courts, golf, community mailboxes, sidewalks, grounds maintenance, management, escrow reserves, and recreational facilities; Association recreation owned; Deed restrictions and other community restrictions apply; Senior community; Pets allowed; Buyer approval required

Exterior

• Parking: Carport with 2 spaces
• Security: Community security included (HOA)
• Utilities: Public water; Public sewer; Cable connected; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Faces west; Entry level: One
• Construction: Vinyl siding over frame construction; Shingle roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Pond view; Asphalt road access; Lot dimensions approximately 78 x 87; Lot about 0.16 acres

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen layout
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floor plan; Pest guard system; Window treatments; Skylight(s)
• Laundry & utility: Inside laundry room; Washer; Dryer; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $192k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $169k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 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).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $6k 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 139 days — a 12% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $192k implies a 221% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.09% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $125,457
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25101 Barrow Hl	0.12mi	2/2.0	1,446 (+7%)	10mo	$135,000	$93	74

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-18,796
• Equity at exit: $28,702

10-year hold

• IRR: -5.3%
• Equity multiple: 0.70×
• Total profit: $-16,153
• Equity at exit: $16,644

Cash invested: $53,900 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$1,009
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$80
• HOA: −$195
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $291

Break-even live

Break-even rent $1,739

Max offer price $192,500

Occupancy floor 81%

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5009 El Destino Dr Leesburg, FL	2.0	2.0	1428	$2,450	$1.72	23d	1	0.21mi
25049 Navel Ave Leesburg, FL	2.0	2.0	1430	$2,800	$1.96	23d	1	0.24mi
25533 Belle Helene Leesburg, FL	2.0	2.0	1352	$1,650	$1.22	4d	1	0.67mi
4728 Belle Grv Leesburg, FL	2.0	2.0	1480	$1,700	$1.15	23d	1	0.71mi
4501 River Ridge Dr Leesburg, FL	2.0	2.0	1467	$1,725	$1.18	4d	1	1.15mi
10140 Huntingnet Way Leesburg, FL	3.0	2.0	1589	$2,250	$1.42	23d	1	1.25mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: watersecurity

Listing history 4 events

1. 2026-05-31
   days on market $192,500 Active 139 DOM
2. 2026-03-10
   price $192,500
3. 2026-01-12
   listed $196,500 Active
4. 2000-02-07
   soldstatus $60,000

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$527/yr (+$44/mo · 49.2%)

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,285
• − Mortgage interest: −$10,783
• − Property taxes: −$1,071
• − Insurance: −$962
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − HOA: −$2,340
• − Depreciation: −$5,600
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $3,372/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

• 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

Price history

+220.8% since first listed

3 events — show timeline

• 2026-03-10 Price Changed $192,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Listed $196,500 Stellar MLS as Distributed by MLS Grid
• 2000-02-07 Sold (Public Records) $60,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,071 · +2.7% YoY. Source: county tax records.