43740 Sunset Dr · Paisley, FL 32767

$245,000

3 bd · 2.0 ba · 1,264 sqft · SingleFamily · 85 Days on market

Built 2025 0.35 ac lot Est $382k · 36% under · waterfront ↓ 18% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0

Listing remarks

Under contract-accepting backup offers. NEW HOME WAITING FOR YOU! This New, Never-Been-Lived-In Mobile Home comes with a transferable Home Buyers Protection Plan that doesn't Expire until October 3, 2029! This residence is in a nice neighborhood with adjacent properties showing Pride in Ownership. Enjoy the privacy in your backyard or clear to the water’s edge for a more open feel. Either way, always maintain that space between your neighbors that you desire! 3 Bedroom / 2 Bath, Split-Plan with High Ceilings in Main Living Space. Home has a nice open feel and is bright and welcoming! Roomy Kitchen has Center Island w/ power for extra workspace or coffee bar! Plenty of counters &

Key facts

• Large walk-in closet
• Indoor laundry room
• Center island

Tags

• PRIVACY IN YOUR BACKYARD
• SPACE BETWEEN YOUR NEIGHBORS
• CENTER ISLAND
• LARGE WALK-IN CLOSET
• INDOOR LAUNDRY ROOM
• NEW CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Lot approx. 0.35 acres (110 x 140); Pond frontage approximately 110 feet; Asphalt road access; One well and one septic on property
• HOA & community: No association; Pets allowed

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank; Broadband/High-speed internet available; Electricity connected
• Home design: Manufactured double-wide home; One level; New construction; Faces northwest
• Construction: Vinyl siding and frame construction; Shingle roof; Crawlspace foundation with pillar/post/pier; Completed condition
• Exterior features: Private mailbox; Sliding doors; Pond frontage with water view and access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets
• Laundry & utility: Laundry room with washer and electric dryer hookups; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (32.7% below list).
• Recommended offer: $165k (32.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#563 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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: Spring Creek Charter School (math 45% / reading 44%, grade F, #1,288 of 2,144 statewide, top 62%, 630 students, 100% FRL, charter); Umatilla Middle School (math 58% / reading 46%, grade C+, #217 of 571 statewide, top 40%, 595 students, 57% FRL); Umatilla High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 861 students, 51% FRL) — zoned schools average 69% FRL vs 49% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 85 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $165,000 (32.7% 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. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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 F-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. 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?
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: 0.67% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $382,234
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25305 Mardon Cir	0.49mi	2/2.0 (-1)	1,337 (+6%)	10mo	$299,900	$224	54
43910 East Rd	0.31mi	2/1.0 (-1)	1,128 (-11%)	15mo	$160,000	$142	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.58×
• Total profit: $108,642
• Equity at exit: $220,715

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $339,498
• Equity at exit: $475,981

Cash invested: $68,600 (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 32767

• Home prices YoY: 3.0%
• Active inventory: 85
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-390

Break-even live

Break-even rent $2,143

Max offer price $188,618

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-305	+0% $-390	+5% $-474	+10% $-559
Rent	-10% $-520	-5% $-455	+0% $-390	+5% $-324	+10% $-259
Rate	-1.0pp $-266	-0.5pp $-327	base $-390	+0.5pp $-453	+1.0pp $-518

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25946 Pine Ridge Rd Paisley, FL	3.0	2.0	1760	$1,650	$0.94	6d	1	0.34mi

Listing history 11 events

1. 2026-04-22
   price $245,000
2. 2026-03-04
   listed $248,000 Active
3. 2026-03-02
   historical
4. 2025-12-05
   price $249,500
5. 2025-10-06
   price $260,000
6. 2025-09-22
   price $250,000
7. 2025-09-09
   price $264,500
8. 2025-06-25
   price $269,000
9. 2025-06-11
   price $289,000
10. 2025-05-14
    price $297,500
11. 2025-04-12
    listed $299,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$7,127
• Taxable loss: −$9,119
• Est. tax savings @ 24.0%: +$2,189
• After-tax cash flow: $-2,487/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 — Paisley

• Score: 67/100
• State rank: #563
• US rank: #10787

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paisley, FL
• Population (ZIP): 2,839

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 3% Russian 3% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 11.00%
• Current HPI: 372.7
• 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

-18.1% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $248,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $249,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-22 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Price Changed $264,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $297,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-12 Listed $299,000 Stellar MLS as Distributed by MLS Grid