1013 Ann Ave · Lady Lake, FL 32159

$208,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 26 Days on market

Built 2022 Est $150k · 39% over

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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 +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this delightful 2-bedroom, 2-bathroom home with 1,040 sq ft of comfortable living space! The bright layout features a well-appointed kitchen and a cozy living area, perfect for relaxation and entertaining. Enjoy spacious bedrooms and thoughtfully designed bathrooms, along with a peaceful outdoor space for gardening or relaxation. This charming home is a fantastic opportunity for first-time buyers or those seeking a cozy retreat!

Key facts

• Coated membrane roof
• New ac unit
• Newer cabinets

Tags

• COATED MEMBRANE ROOF
• NEWER CABINETS
• NEW QUARTZ COUNTERTOPS
• NEWER INSULATED WINDOWS
• NEW VINYL FLOORING
• NEW AC UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $208k.

Deal economics

• At list price, monthly cash flow is $-35 ($-425/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (10.6% below list).
• Recommended offer: $186k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: The Villages Elementary of Lady Lake School (math 63% / reading 61%, grade B, #608 of 2,144 statewide, top 29%, 761 students, 61% FRL); Carver Middle School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 837 students, 65% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 586 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% 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 $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 26 days — a 2% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $133k; list at $208k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $185,921 (10.6% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $149,760
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Sharon Dr	0.34mi	2/2.0	1,008 (-3%)	5mo	$197,000	$195	75
524 Bonita Dr	0.22mi	2/2.0	1,144 (+10%)	3mo	$176,000	$154	70
1012 Parker Pl	0.20mi	2/2.0	1,144 (+10%)	10mo	$130,000	$114	66
1005 Matthew Ave	0.19mi	2/2.0	1,144 (+10%)	12mo	$165,000	$144	65
717 Truman Ave	0.46mi	2/2.0	1,152 (+11%)	10mo	$150,000	$130	52

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-33,947
• Equity at exit: $31,013

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-24,030
• Equity at exit: $17,984

Cash invested: $58,240 (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: 586
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$260 /mo · $3,124/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-35

Break-even live

Break-even rent $1,904

Max offer price $201,738

Occupancy floor 97%

Sensitivity live

Price	-10% $82	-5% $23	+0% $-35	+5% $-94	+10% $-153
Rent	-10% $-182	-5% $-109	+0% $-35	+5% $38	+10% $111
Rate	-1.0pp $69	-0.5pp $17	base $-35	+0.5pp $-89	+1.0pp $-144

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	14d	1	0.16mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	25d	1	0.35mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	25d	1	0.50mi
715 Hudson Ln Lady Lake, FL	3.0	2.0	1392	$2,700	$1.94	25d	1	0.75mi
932 Chula Ct Lady Lake, FL	2.0	2.0	1346	$3,000	$2.23	5d	1	0.90mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	3d	1	0.90mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	25d	1	1.02mi
1824 Marion County Rd Weirsdale, FL	2.0	2.0	1064	$1,500	$1.41	25d	1	1.03mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	25d	1	1.16mi
1715 Pebble Beach Ln Lady Lake, FL	2.0	2.0	1040	$3,500	$3.37	25d	1	1.21mi
216 Magnolia Dr Lady Lake, FL	2.0–3.0	2.0	1248	$1,499	$1.20	4d	1	1.25mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	25d	1	1.34mi
323 Chula Vista Ave Lady Lake, FL	2.0	2.0	1486	$2,700	$1.82	25d	1	1.35mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	23d	1	1.36mi
716 Dominguez Dr Lady Lake, FL	2.0	2.0	1094	$2,450	$2.24	23d	1	1.37mi
628 Dominguez Dr Lady Lake, FL	2.0	2.0	1214	$2,245	$1.85	23d	1	1.41mi
909 Orchid St Lady Lake, FL	2.0	1.0	936	$1,600	$1.71	25d	1	1.45mi
423 Highway 466 Lady Lake, FL	1.0–3.0	1.0–2.0	1172	$1,569	$1.34	0d	21	1.45mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	25d	1	1.48mi

Listing history 34 events

1. 2026-06-21
   days on market $208,000 Active 26 DOM
2. 2026-06-18
   days on market $208,000 Active 23 DOM
3. 2026-06-17
   days on market $208,000 Active 22 DOM
4. 2026-06-16
   days on market $208,000 Active 21 DOM
5. 2026-06-15
   days on market $208,000 Active 20 DOM
6. 2026-06-13
   days on market $208,000 Active 18 DOM
7. 2026-06-09
   days on market $208,000 Active 14 DOM
8. 2026-06-08
   days on market $208,000 Active 13 DOM
9. 2026-06-07
   days on market $208,000 Active 12 DOM
10. 2026-06-04
    days on market $208,000 Active 9 DOM
11. 2026-06-03
    days on market $208,000 Active 8 DOM
12. 2026-06-02
    days on market $208,000 Active 7 DOM
13. 2026-06-02
    days on market $208,000 Active 6 DOM
14. 2026-05-31
    days on market $208,000 Active 5 DOM
15. 2026-05-26
    listed $208,000 Active
16. 2026-03-31
    historical
17. 2026-01-01
    price $208,000
18. 2025-12-04
    price $211,000
19. 2025-09-18
    listed $219,500 Active
20. 2024-10-23
    soldstatus $133,000
21. 2024-10-21
    soldstatus $133,000 Closed 443-char remark

    Show marketing remark (443 chars)

    Welcome to this delightful 2-bedroom, 2-bathroom home with 1,040 sq ft of comfortable living space! The bright layout features a well-appointed kitchen and a cozy living area, perfect for relaxation and entertaining. Enjoy spacious bedrooms and thoughtfully designed bathrooms, along with a peaceful outdoor space for gardening or relaxation. This charming home is a fantastic opportunity for first-time buyers or those seeking a cozy retreat!

22. 2024-09-30
    status Pending 443-char remark

    Show marketing remark (443 chars)

    Welcome to this delightful 2-bedroom, 2-bathroom home with 1,040 sq ft of comfortable living space! The bright layout features a well-appointed kitchen and a cozy living area, perfect for relaxation and entertaining. Enjoy spacious bedrooms and thoughtfully designed bathrooms, along with a peaceful outdoor space for gardening or relaxation. This charming home is a fantastic opportunity for first-time buyers or those seeking a cozy retreat!

23. 2024-09-27
    listed $122,000 Active 443-char remark

    Show marketing remark (443 chars)

    Welcome to this delightful 2-bedroom, 2-bathroom home with 1,040 sq ft of comfortable living space! The bright layout features a well-appointed kitchen and a cozy living area, perfect for relaxation and entertaining. Enjoy spacious bedrooms and thoughtfully designed bathrooms, along with a peaceful outdoor space for gardening or relaxation. This charming home is a fantastic opportunity for first-time buyers or those seeking a cozy retreat!

24. 2021-10-20
    soldstatus $149,857
25. 2015-09-02
    soldstatus $120,000
26. 2014-10-20
    soldstatus $74,400
27. 2014-10-15
    soldstatus $62,000
28. 2014-03-10
    listed $50,000
29. 2010-04-28
    soldstatus $114,400
30. 2010-04-23
    soldstatus $114,400
31. 2009-12-08
    listed $119,900
32. 2006-02-21
    soldstatus $125,000
33. 2004-01-06
    soldstatus $92,400
34. 2002-04-09
    soldstatus $65,000

ⓘ 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: $3,124 · $260/mo
• Projected year-2 tax: $3,124 · $260/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,311
• − Mortgage interest: −$11,651
• − Property taxes: −$3,124
• − Insurance: −$1,838
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,051
• Taxable loss: −$3,923
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $516/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

+220.0% since first listed

20 events — show timeline

• 2026-05-26 Listed $208,000 FSBO.com
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Price Changed $208,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $211,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Listed $219,500 Stellar MLS as Distributed by MLS Grid
• 2024-10-23 Sold (Public Records) $133,000 Public Records
• 2024-10-21 Sold (MLS) $133,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Listed $122,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-20 Sold (Public Records) $149,857 Public Records
• 2015-09-02 Sold (Public Records) $120,000 Public Records
• 2014-10-20 Sold (Public Records) $74,400 Public Records
• 2014-10-15 Sold (MLS) $62,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-10 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-28 Sold (Public Records) $114,400 Public Records
• 2010-04-23 Sold (MLS) $114,400 Stellar MLS as Distributed by MLS Grid
• 2009-12-08 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-21 Sold (Public Records) $125,000 Public Records
• 2004-01-06 Sold (Public Records) $92,400 Public Records
• 2002-04-09 Sold (Public Records) $65,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $3,124 · +8.1% YoY. Source: county tax records.