133 Hibiscus Way · Leesburg, FL 34748

$79,000

2 bd · 2.0 ba · 1,064 sqft · Condo public records · 123 Days on market

Built 1983 $397/mo HOA · 25% of rent

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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 +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well cared-for home on Hibiscus Way, where style and functionality blend seamlessly. Tastefully selected ceiling fans and custom window treatments add both character and everyday comfort. The updated kitchen offers a sleek, contemporary feel with stainless steel appliances, including a range and refrigerator, all beautifully paired with rich laminate wood flooring that runs throughout the home for a cohesive, polished look. Recent improvements provide exceptional peace of mind, including a membrane roof serviced in February 2025, low-maintenance vinyl siding, an upgraded water heater, and a brand-new washer and dryer. Designed for effortless living, this move-in-ready reside

Key facts

• Membrane roof
• Updated kitchen
• Vinyl siding

Tags

• CUSTOM WINDOW TREATMENTS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LAMINATE WOOD FLOORING
• MEMBRANE ROOF
• VINYL SIDING

Property features AI

Finance

• Other: Unfurnished; Lot size approximately 0.1 acre (0 to less than 1/4 acre); Paved road access
• Financial info: Total annual fees listed as $4,764
• HOA & community: Has HOA with monthly fee of $397 (includes guard, cable TV, pool, grounds maintenance, management, recreational facilities, sewer and water); Association amenities: clubhouse, fitness center, laundry, maintenance, pickleball courts, pool, sauna, shuffleboard, spa/hot tub, storage, tennis courts, trails, wheelchair access; Senior community; Pets not allowed

Exterior

• Parking: Has carport (1 space)
• Security: Gated community with 24-hour guard (community amenity)
• Utilities: Private water; Private sewer; Cable available and connected; Electricity available and connected; Phone available; Sewer available and connected; Underground utilities; Water available and connected
• Home design: Manufactured home, double wide; One story; Faces northeast
• Construction: Vinyl siding and frame construction; Membrane roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Awning(s); Private mailbox; Rain gutters; Sliding doors; Storage; Irrigation equipment; Water access to Lake - Chain of Lakes and marina

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat
• Laundry & utility: Washer and dryer; Electric water heater; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $79k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.5% in Leesburg — 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 62/100 on livability (#751 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities 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 soft (-0.9%/yr); 783 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).
• This rent runs 32% of the median local income ($58k/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 $546 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.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $21k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.98% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.91%
• DSCR: 1.75
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.12×
• Total profit: $2,715
• Equity at exit: $11,779

10-year hold

• IRR: 8.3%
• Equity multiple: 1.51×
• Total profit: $11,229
• Equity at exit: $6,830

Cash invested: $22,120 (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 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 783
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$81 /mo · $978/yr
• Insurance: −$33
• HOA: −$397
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $312

Break-even live

Break-even rent $1,172

Max offer price $79,000

Occupancy floor 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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5440 Rosewall Cir Leesburg, FL	2.0	2.0	1200	$1,950	$1.62	5d	1	1.27mi

HOA detail condo

• Monthly dues: $397 · $4,764/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $79,000 Active 123 DOM
2. 2026-06-17
   days on market $79,000 Active 122 DOM
3. 2026-06-16
   days on market $79,000 Active 121 DOM
4. 2026-06-15
   days on market $79,000 Active 120 DOM
5. 2026-06-13
   days on market $79,000 Active 118 DOM
6. 2026-06-09
   days on market $79,000 Active 114 DOM
7. 2026-06-08
   days on market $79,000 Active 113 DOM
8. 2026-06-07
   days on market $79,000 Active 112 DOM
9. 2026-06-04
   days on market $79,000 Active 109 DOM
10. 2026-06-03
    days on market $79,000 Active 108 DOM
11. 2026-06-02
    days on market $79,000 Active 107 DOM
12. 2026-06-02
    pricedays on market $79,000 Active 106 DOM
13. 2026-05-31
    days on market $89,000 Active 105 DOM
14. 2026-04-24
    price $89,000
15. 2026-02-15
    listed $99,900 Active
16. 2026-02-05
    historical
17. 2025-11-26
    price $99,900
18. 2025-10-31
    price $105,000
19. 2025-08-05
    status Active
20. 2025-08-04
    historical
21. 2025-06-03
    price $115,000
22. 2025-02-07
    listed $119,000 Active
23. 2015-10-27
    status Pending
24. 2015-10-27
    listed $36,900 Active

ⓘ 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: $978 · $81/mo
• Projected year-2 tax: $978 · $81/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,795
• − Mortgage interest: −$4,425
• − Property taxes: −$978
• − Insurance: −$395
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − HOA: −$4,764
• − Depreciation: −$2,298
• Taxable income: $2,928
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $3,037/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 — Leesburg

• Score: 62/100
• State rank: #751
• US rank: #16429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 48,095
• Household income: $58,192
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1745.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -88.97%
• Current HPI: 262.1766
• Rent YoY: ▼ -0.95%
• 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

+141.2% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-07 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-10-27 Listed $36,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.3%/yr

Latest (2025): $978 · +4.9% YoY. Source: county tax records.