11411 Huggins St · Silver Lake, FL 34788

$175,000

3 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 56 Days on market

Built 1989 0.46 ac lot Est $205k · 15% under

---

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 +23.1/30.0
• ARV discount +14.1/15.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to your country home! Located on . 46 Acre lot! This country cottage has 2 bedrooms 1 and 1/2 bath. I have used some virtual photos to show you how cute this home could be! The building in the back has water and power and would make a nice in-law or ADU. Did I mention NO HOA here! Park your boat or RV. PLEASE NO BLIND OFFERS! This would make a great first time home or to add to your rental portfolio! * * UPDATES: 2024-Well Tank, 2025-new plumbing to septic tank, 2020-Septic tank/drainfield, 2016-Roof, 2025-Well Pump.

Key facts

• 46 acre lot
• In-law or adu
• Park your boat or rv

Tags

• 46 ACRE LOT
• IN-LAW OR ADU
• NO HOA
• PARK YOUR BOAT OR RV

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: RES; Lot dimensions approx. 100 x 200 (0.46 acres); Road surfaced with asphalt/paved; Living area reported as 1,140 sq ft (public records); Total acreage: between 1/4 and less than 1/2 acre

Exterior

• Parking: Garage with workshop
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single family residence; One story; Faces south
• Construction: Metal frame and frame construction; Shingle roof; Pillar/Post/Pier foundation; Built with a total building area of about 1770 sq ft
• Exterior features: Shed(s); Workshop; Oversized, paved lot; Storage

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms (one-level home)
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Ductless heating; Wall/Window cooling units
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Laundry located outside/other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.1% in Silver 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 65/100 on livability (#644 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools F, 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: 285 active listings in the ZIP; 5 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 42% of the median local income ($54k/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

• It's been on market 56 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $175k implies a 187% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.09% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11327 Grove St	0.32mi	3/1.0	1,200 (+5%)	4mo	$208,850	$174	69
11916 Ocklawaha Dr	0.51mi	3/2.0	1,120 (-2%)	19mo	$252,000	$225	58
1033 Scotch Pine Ct	0.66mi	2/2.0 (-1)	1,118 (-2%)	14mo	$198,000	$177	50
11331 Northern Ave	0.68mi	3/1.0	1,108 (-3%)	15mo	$199,222	$180	47
34826 Learn Rd	0.51mi	2/2.0 (-1)	972 (-15%)	2mo	$320,000	$329	44
10834 Moore St	0.65mi	3/2.0	1,288 (+13%)	9mo	$242,000	$188	40
903 Dundee Cir	0.60mi	2/2.0 (-1)	1,288 (+13%)	14mo	$195,000	$151	34
34936 3rd Ave	0.62mi	4/2.0 (+1)	1,300 (+14%)	15mo	$155,000	$119	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,253
• Equity at exit: $26,093

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $18,739
• Equity at exit: $15,131

Cash invested: $49,000 (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 34788

• Home prices YoY: -18.2%
• Active inventory: 285
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$918
• Tax from tax record: −$195 /mo · $2,335/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $315

Break-even live

Break-even rent $1,500

Max offer price $175,000

Occupancy floor 78%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Aberdeen Cir Leesburg, FL	2.0	2.0	1072	$1,400	$1.31	24d	1	0.80mi
35229 Orange Grove Ln Leesburg, FL	2.0	1.0	1194	$1,400	$1.17	24d	1	1.02mi
112 Crossways Dr Leesburg, FL	3.0	2.0	1200	$1,800	$1.50	5d	1	1.19mi
147 Woodland Dr Leesburg, FL	3.0	2.0	1372	$1,449	$1.06	24d	1	1.29mi
35689 Rose Moss Ave Leesburg, FL	3.0	2.0	1270	$1,800	$1.42	5d	1	1.39mi

Listing history 28 events

1. 2026-06-18
   days on market $175,000 Active 56 DOM
2. 2026-06-17
   days on market $175,000 Active 55 DOM
3. 2026-06-16
   days on market $175,000 Active 54 DOM
4. 2026-06-15
   days on market $175,000 Active 53 DOM
5. 2026-06-13
   days on market $175,000 Active 51 DOM
6. 2026-06-09
   days on market $175,000 Active 47 DOM
7. 2026-06-08
   days on market $175,000 Active 46 DOM
8. 2026-06-07
   days on market $175,000 Active 45 DOM
9. 2026-06-04
   days on market $175,000 Active 42 DOM
10. 2026-06-03
    days on market $175,000 Active 41 DOM
11. 2026-06-02
    days on market $175,000 Active 40 DOM
12. 2026-06-01
    days on market $175,000 Active 39 DOM
13. 2026-05-31
    days on market $175,000 Active 38 DOM
14. 2026-04-23
    listed $189,000 Active
15. 2024-09-05
    historical $1,200
16. 2024-09-01
    listed $1,200
17. 2024-08-01
    historical
18. 2024-06-06
    price $205,000
19. 2024-02-19
    price $215,000
20. 2023-12-29
    listed $225,000 Active
21. 2015-01-30
    historical
22. 2014-06-14
    status Active
23. 2014-06-10
    historical
24. 2014-01-30
    price $59,900
25. 2014-01-30
    listed $65,900 Active
26. 2005-04-06
    soldstatus $61,000
27. 2005-04-04
    soldstatus $61,000
28. 2005-01-18
    listed $61,000

ⓘ 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: $2,335 · $195/mo
• Projected year-2 tax: $2,335 · $195/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 9/10 Extreme 7 d/yr ≥107°F today · 23 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,794
• − Mortgage interest: −$9,803
• − Property taxes: −$2,335
• − Insurance: −$875
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,091
• Taxable income: $1,044
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $3,535/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 — Silver Lake

• Score: 65/100
• State rank: #644
• US rank: #12722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,137
• Household income: $54,147
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 406.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 9% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -61.07%
• Current HPI: 273.6616
• Rent YoY: —
• 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

+209.8% since first listed

15 events — show timeline

• 2026-04-23 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-05 Rental Removed $1,200 STELLARMLS
• 2024-09-01 Listed for Rent $1,200 STELLARMLS
• 2024-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-06 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-19 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-29 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-01-30 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2014-01-30 Listed $65,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-06 Sold (Public Records) $61,000 Public Records
• 2005-04-04 Sold (MLS) $61,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-18 Listed $61,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.3%/yr

Latest (2025): $2,335 · +6.2% YoY. Source: county tax records.