932 Chula Ct · Lady Lake, FL 32159

$240,000

2 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 12 Days on market

Built 1990 5,676 sqft lot Est $285k · 16% under $17/mo HOA · 1% 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).

• ARV discount +14.6/15.0
• Cash flow +14.5/30.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• 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

Under contract-accepting backup offers. Looking for effortless Florida living? This furnished 2-bed/2-bath home offers 1,352 sq ft of single-level living with an open layout, screened lanai / Florida Room and car port garage. You’re a short ride from the recently refreshed Chula Vista Recreation Center—home to craft rooms, billiards and an adult pool with a fire pit—and the historic Chula Vista Executive Golf Course. A short drive or golf-cart ride to Spanish Springs Town Square for free nightly entertainment, shopping and dining, and enjoy grocery stores, cafés and restaurants within 0.5–0.7 mi. It’s all here—just bring your toothbrush! Schedul

Key facts

• Florida room
• 5,676 sq ft lot
• Parking

Tags

• FLORIDA ROOM
• CHULA VISTA RECREATION CENTER
• SPANISH SPRINGS TOWN SQUARE

Property features AI

Finance

• Other: No lease restrictions indicated
• Financial info: Total monthly fees $17; Total annual fees $204
• HOA & community: Street lights; Senior community; Turnkey (furnished)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces northwest
• Construction: Vinyl siding; Shingle roof; Concrete perimeter foundation; Built as residential property
• Exterior features: Awnings

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Carpeted areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $51 ($608/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (4.6% below list).
• Recommended offer: $229k (4.6% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 576 active listings in the ZIP; 35 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).
• At $2,289/mo this rent would consume 47% of the median local household income ($59k/yr) (locally 1047% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $166k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,930 (4.6% below list)

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: 0.95% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $285,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
932 Chula Ct	0.00mi	2/2.0	1,352 (0%)	1mo	$210,000	$155	99
877 Cortez Ave	0.12mi	2/2.0	1,383 (+2%)	0mo	$250,000	$181	90
528 Sevilla Pl	0.37mi	2/2.0	1,242 (-8%)	2mo	$242,000	$195	68
732 Palma Dr	0.60mi	2/2.0	1,374 (+2%)	3mo	$210,000	$153	67
620 Prado Dr	0.49mi	2/2.0	1,419 (+5%)	3mo	$225,000	$159	66
742 Cortez Ave	0.25mi	2/2.0	1,536 (+14%)	2mo	$300,000	$195	63
748 Ramirez Ave	0.52mi	2/2.0	1,279 (-5%)	6mo	$270,000	$211	61
612 Lisbon Ln	0.74mi	2/2.0	1,383 (+2%)	6mo	$339,250	$245	56
612 Dominguez Dr	0.54mi	2/2.0	1,214 (-10%)	4mo	$265,000	$218	54
623 Delgado Ave	0.55mi	2/2.0	1,206 (-11%)	6mo	$289,000	$240	52
906 Santa Anna Ln	0.67mi	2/2.0	1,230 (-9%)	6mo	$299,900	$244	49
1305 Leone Ln	0.62mi	3/2.0 (+1)	1,527 (+13%)	0mo	$330,000	$216	44

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-33,172
• Equity at exit: $35,785

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-14,300
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$382 /mo · $4,588/yr
• Insurance: −$100
• HOA: −$17
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $51

Break-even live

Break-even rent $2,225

Max offer price $240,000

Occupancy floor 93%

Sensitivity live

Price	-10% $187	-5% $119	+0% $51	+5% $-17	+10% $-85
Rent	-10% $-130	-5% $-40	+0% $51	+5% $141	+10% $232
Rate	-1.0pp $172	-0.5pp $112	base $51	+0.5pp $-12	+1.0pp $-75

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 Chula Ct Lady Lake, FL	2.0	2.0	1346	$3,000	$2.23	4d	1	0.01mi
710 Cortez Ave Lady Lake, FL	2.0	2.0	1564	$2,500	$1.60	24d	1	0.27mi
715 Hudson Ln Lady Lake, FL	3.0	2.0	1392	$2,700	$1.94	24d	1	0.43mi
943 Mendoza Blvd Lady Lake, FL	2.0	2.0	1268	$5,800	$4.57	24d	1	0.50mi
716 Dominguez Dr Lady Lake, FL	2.0	2.0	1094	$2,450	$2.24	21d	1	0.50mi
628 Dominguez Dr Lady Lake, FL	2.0	2.0	1214	$2,245	$1.85	21d	1	0.53mi
411 Del Mar Dr Lady Lake, FL	3.0	2.0	1730	$3,000	$1.73	24d	1	0.59mi
1304 Santa Rosa Ct Lady Lake, FL	2.0	2.0	1286	$4,500	$3.50	21d	1	0.62mi
1330 La Jolla Cir The Villages, FL	2.0	2.0	1214	$3,000	$2.47	21d	1	0.67mi
323 Chula Vista Ave Lady Lake, FL	2.0	2.0	1486	$2,700	$1.82	24d	1	0.71mi
617 Webb Way Lady Lake, FL	2.0	2.0	1542	$3,000	$1.95	24d	1	0.79mi
613 Enconto St Unit 1525268P The Villages, FL	2.0	2.0	1097	$1,788	$1.63	21d	1	0.82mi
602 Jason Dr Lady Lake, FL	3.0	2.0	1726	$1,650	$0.96	24d	1	0.87mi
1524 Martinez Dr Lady Lake, FL	2.0	2.0	1199	$2,095	$1.75	21d	1	0.91mi
703 Royal Palm Ave Lady Lake, FL	3.0	2.0	1730	$2,600	$1.50	22d	1	0.93mi
1214 Dustin Dr Lady Lake, FL	2.0	2.0	1040	$1,400	$1.35	24d	1	0.93mi
640 Rainbow Blvd Lady Lake, FL	2.0	2.0	1600	$1,900	$1.19	24d	1	0.93mi
1205 Bower Ln Lady Lake, FL	3.0	2.0	1866	$2,750	$1.47	24d	1	0.99mi
508 Tarrson Blvd Unit 1525263P Lady Lake, FL	2.0	2.0	1011	$1,262	$1.25	13d	1	1.00mi
1522 Yucatan Way Unit 1525265P Lady Lake, FL	2.0	2.0	1732	$1,829	$1.06	21d	1	1.02mi
722 Camino del Rey Dr Lady Lake, FL	3.0	2.0	1205	$2,000	$1.66	21d	1	1.06mi
1314 Corona Ave Lady Lake, FL	2.0	2.0	1656	$2,500	$1.51	21d	1	1.07mi
314 Juarez Way Lady Lake, FL	2.0	2.0	1200	$1,800	$1.50	21d	1	1.08mi
1222 Palmetto Dr Lady Lake, FL	2.0	2.0	1248	$1,700	$1.36	24d	1	1.11mi
739 Heathrow Ave Lady Lake, FL	2.0	2.0	1040	$2,250	$2.16	2d	1	1.20mi
1401 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1552	$1,999	$1.29	24d	1	1.21mi
1430 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1377	$2,500	$1.82	24d	1	1.24mi
824 County Road 466 Lady Lake, FL	2.0–3.0	2.0	1175	$1,249	$1.06	2d	17	1.30mi
1614 Kiley Ct Unit 1545709P Lady Lake, FL	2.0	2.0	1593	$3,452	$2.17	16d	1	1.36mi
1688 Garcia Ct Lady Lake, FL	2.0	2.0	1075	$1,700	$1.58	21d	1	1.38mi
1540 Hillcrest Dr Lady Lake, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	1.39mi
1532 W Schwartz Blvd Lady Lake, FL	2.0	2.0	1092	$2,950	$2.70	24d	1	1.41mi
423 Highway 466 Lady Lake, FL	1.0–3.0	1.0–2.0	1172	$1,584	$1.35	3d	22	1.42mi
623 Arteaga Way Unit 1525262P The Villages, FL	3.0	2.0	1646	$1,896	$1.15	21d	1	1.44mi
10840 NE 89th Dr The Villages, FL	1.0–3.0	1.0–2.0	919	$1,634	$1.78	21d	21	1.49mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: pool

Listing history 4 events

1. 2026-05-05
   status Pending
2. 2026-04-23
   listed $240,000 Active
3. 2019-11-27
   soldstatus $166,000
4. 2001-03-06
   soldstatus $90,000

ⓘ 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: $4,588 · $382/mo
• Projected year-2 tax: $4,588 · $382/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 5 d/yr ≥108°F today · 13 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: $27,472
• − Mortgage interest: −$13,444
• − Property taxes: −$4,588
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − HOA: −$204
• − Depreciation: −$6,982
• Taxable loss: −$3,341
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $1,410/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

+166.7% since first listed

4 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-27 Sold (Public Records) $166,000 Public Records
• 2001-03-06 Sold (Public Records) $90,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $4,588 · +9.7% YoY. Source: county tax records.