36449 West Dr · Fruitland Park, FL 34731

$70,000

2 bd · 1.0 ba · 912 sqft · Manufactured public records · 18 Days on market

Built 1972 4,860 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors, Builders, and Fix-and-Flip Specialists! Looking for your next real estate project in Central Florida? This property offers a blank-slate opportunity for a complete overhaul or a brand-new build on a well-located lot in Fruitland Park. Whether you plan to tear down and build fresh or take on a major renovation project, this site is packed with potential for the right buyer. Positioned on West Dr, this corner lot provides a great foundation for a future manufactured or single-family home. The exterior views showcase the mature trees framing the lot and a paved driveway leading to the covered carport. The existing manufactured home is in need of significant remediation,

Key facts

• Covered carport
• Paved driveway
• Well-located lot

Tags

• WELL-LOCATED LOT
• CORNER LOT
• MATURE TREES
• PAVED DRIVEWAY
• COVERED CARPORT

Property features AI

Finance

• Other: Zoning: RM; Universal property ID available; Directions: From I-4, take 408 W to Florida's Turnpike; follow to exit for US-27 N in Groveland; continue on US-27 N to West Dr.
• Financial info: Unfurnished; No lease restrictions reported; Annual tax information available (not included per instructions)
• HOA & community: No association reported; No association approval required

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-wide mobile home; Residential property; One story; Faces northwest; Entry level: One
• Construction: Metal frame construction; Shingle roof; Built area approximately 912 square feet
• Exterior features: Paved road access; Lot dimensions approximately 54 x 90; Lot area about 0.11 acres

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 4.0% in Fruitland Park — 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 70/100 on livability (#447 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A-; Watch: 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: Fruitland Park Elementary School (math 46% / reading 41%, grade F, #1,345 of 2,144 statewide, top 64%, 733 students, 66% 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).
• Zoned-school proficiency averages 38% at this address vs 50% district-wide (-12 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 168 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $70k implies a 197% 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; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.99% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.37%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.3%
• Equity multiple: 2.41×
• Total profit: $27,556
• Equity at exit: $10,437

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $74,152
• Equity at exit: $6,052

Cash invested: $19,600 (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 34731

• Home prices YoY: -10.1%
• Active inventory: 168
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $610

Break-even live

Break-even rent $619

Max offer price $70,000

Occupancy floor 51%

Sensitivity live

Price	-10% $650	-5% $630	+0% $610	+5% $591	+10% $571
Rent	-10% $500	-5% $555	+0% $610	+5% $665	+10% $720
Rate	-1.0pp $646	-0.5pp $628	base $610	+0.5pp $592	+1.0pp $574

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 Spring Lake Cove Ln Fruitland Park, FL	2.0–3.0	1.0–2.0	971	$1,249	$1.29	0d	8	0.54mi
316 E Primrose Ln Lady Lake, FL	3.0	1.5	1000	$1,295	$1.29	25d	1	1.02mi
607 Patricia Ave Fruitland Park, FL	1.0	1.0	532	$750	$1.41	25d	1	1.14mi
735 S Highway 27/441 Lady Lake, FL	1.0–4.0	1.0–3.0	1022	$1,321	$1.29	0d	34	1.42mi

Listing history 12 events

1. 2026-06-21
   days on market $70,000 Active 18 DOM
2. 2026-06-18
   days on market $70,000 Active 15 DOM
3. 2026-06-17
   price $70,000 Active 14 DOM
4. 2026-06-17
   days on market $80,000 Active 14 DOM
5. 2026-06-16
   days on market $80,000 Active 13 DOM
6. 2026-06-15
   days on market $80,000 Active 12 DOM
7. 2026-06-13
   days on market $80,000 Active 10 DOM
8. 2026-06-09
   days on market $80,000 Active 6 DOM
9. 2026-06-08
   days on market $80,000 Active 5 DOM
10. 2026-06-07
    days on market $80,000 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $80,000 Active 1 DOM

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 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: $16,702
• − Mortgage interest: −$3,921
• − Property taxes: −$1,115
• − Insurance: −$350
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,036
• Taxable income: $6,607
• Est. tax owed @ 24.0%: −$1,586
• After-tax cash flow: $5,739/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 — Fruitland Park

• Score: 70/100
• State rank: #447
• US rank: #8098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 12,196
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 12,196
• Household income: $66,300
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 269.0

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 (76%)
• Race & ethnicity: White 76% Black 11% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Serbian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -35.91%
• Current HPI: 318.8206
• 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

+239.0% since first listed

7 events — show timeline

• 2026-06-03 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-11-19 Price Changed $19,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-10-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-23 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 1999-04-19 Sold (Public Records) $23,600 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,115 · +1.8% YoY. Source: county tax records.