1926 Hux Ct · Leesburg, FL 34762

$255,000

2 bd · 2.0 ba · 946 sqft · SingleFamily public records · 167 Days on market

Built 2023 Good condition 3,802 sqft lot Garage $270/sqft · 14% below area Est $298k · 14% under $204/mo HOA · 11% of rent ↓ 7% 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 +13.9/15.0
• Appreciation +7.0/10.0
• Cash flow +4.9/30.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET DUE TO NO FAULT OF THE SELLER * * PRICE REDUCED * * TURNKEY * * 1 year old and nestled in the charming VILLAGE of NEWELL in The Villages, Florida. This home has only been occupied for 4 months total as a snowbird rental. 2-bedroom 2-bath NEST 4 model, near the Franklin Recreation Center, Jubilee Putting Course, Mickylee Pitch and Putt, and Newell Postal Center. Minutes away from Sawgrass Grove, Homestead Recreation Center and dog park and EZELL Regional Recreation Center. This location has easy access to the SOUTHERN OAKS BRIDGE leading to EASTPORT TOWN SQUARE. The home sits on a great lot with an inviting front porch. There are NO HOMES BEHIND as it backs to a VILLA WALL and no homes directly across the street. MAINTENANCE is $317.74 per YEAR, BOND is $1757.02 per YEAR. Bond Balance is $24,038. The features of the home include: * OPEN FLOOR PLAN with vaulted ceiling. * ALL FURNITURE, decor, kitchen accessories, linens, towels, everything that is currently in the home is included. * LUXURY VINYL flooring in the main areas and carpet in the bedrooms. * STAINLESS STEEL APPLIANCES (Gas Stove) * DOUBLE DOOR large pantry. * UPGRADED WALK-IN SHOWER DOORS in the en-suite primary bathroom. * UPGRADED SHOWER DOORS in the guest bathroom. * LINEN CLOSET in the indoor laundry area. * The GARAGE is 32 ft long to accommodate a car and a golf cart.   Don't forget to watch the virtual tour and CALL NOW for your private showing!

Key facts

• 3,802 sq ft lot
• Garage
• Built 2023

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-617 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (42.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (25.9% below list).
• Recommended offer: $146k (42.7% below list) — sets the bar for cash-flow.
• Cap rate 3.4% vs local median 4.4% in Leesburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: crime 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.
• Zoned schools: Leesburg Elementary School (math 31% / reading 32%, grade F, #1,841 of 2,144 statewide, top 86%, 822 students, 71% FRL); Oak Park Middle School (math 32% / reading 36%, grade F, #426 of 571 statewide, top 75%, 575 students, 70% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: 130 active listings in the ZIP; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.9% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $146,054 (42.7% 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 167 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 3.39%
• Cash-on-cash: -10.37%
• DSCR: 0.54
• GRM: 11.3

CMA / ARV

• ARV (median comp): $297,500
• List price: $255,000
• Delta: -14.29%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1978 Lockett Ln	0.46mi	2/2.0	1,016 (+7%)	2mo	$221,000	$218	65
6088 Tompkins St	0.97mi	2/2.0	1,051 (+11%)	2mo	$240,000	$228	45
377 Lartigue Ln	0.65mi	2/2.0	832 (-12%)	34mo	$95,000	$114	30
6089 Skinner St	1.27mi	2/2.0	1,148 (+21%)	30mo	$319,000	$278	20
653 Broaderick Ct	1.27mi	2/1.0	792 (-16%)	34mo	$98,000	$124	16

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

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $4,249
• Equity at exit: $128,029

10-year hold

• IRR: 4.6%
• Equity multiple: 1.78×
• Total profit: $55,602
• Equity at exit: $208,404

Cash invested: $71,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $258,900 ($264/sqft)
• Median days on market: 91 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +18.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34762

• Home prices YoY: 1.1%
• Active inventory: 130
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$461 /mo · $5,532/yr
• Insurance: −$106
• HOA: −$204
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-617

Break-even live

Break-even rent $2,669

Max offer price $146,054

Occupancy floor —

Sensitivity live

Price	-10% $-472	-5% $-545	+0% $-617	+5% $-689	+10% $-761
Rent	-10% $-766	-5% $-691	+0% $-617	+5% $-542	+10% $-468
Rate	-1.0pp $-488	-0.5pp $-552	base $-617	+0.5pp $-683	+1.0pp $-750

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: $63,750
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Turnkey furnished option available
• HOA & community: Monthly association fee (approx. $204)Annual association fees (approx. $2,448)Community amenities: dog park, golf, tennis courts, golf carts allowedSenior communityCats and dogs allowedLease restrictions apply

Exterior

• Parking: Attached garage (1 car, 13x33)
• Security: Gated community (directions reference entry gate)
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedSewer connected
• Home design: Villa (residential)Single-storyMulti/split levelsNorthwest facing
• Construction: Vinyl sidingShingle roofSlab foundationBuilder model: Nest
• Exterior features: Paved roadsIrrigation equipmentCommunity mailboxesDeed-restricted community

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigeratorGas water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingHeat pumpCentral air conditioning
• Interior features: Ceiling fans
• Laundry & utility: WasherDryerInside laundry

HOA detail $204/mo · $2,448/yr

• Likely covers: gas

Listing history 50 events

1. 2026-09-24
   days on market $255,000 Active 167 DOM
2. 2026-09-23
   days on market $255,000 Active 166 DOM
3. 2026-09-22
   days on market $255,000 Active 165 DOM
4. 2026-09-21
   days on market $255,000 Active 164 DOM
5. 2026-09-20
   days on market $255,000 Active 163 DOM
6. 2026-09-19
   days on market $255,000 Active 162 DOM
7. 2026-09-18
   days on market $255,000 Active 161 DOM
8. 2026-09-17
   days on market $255,000 Active 160 DOM
9. 2026-09-16
   days on market $255,000 Active 159 DOM
10. 2026-09-15
    days on market $255,000 Active 158 DOM
11. 2026-09-14
    days on market $255,000 Active 157 DOM
12. 2026-09-13
    days on market $255,000 Active 156 DOM
13. 2026-09-12
    days on market $255,000 Active 155 DOM
14. 2026-09-11
    pricedays on market $255,000 Active 154 DOM
15. 2026-09-05
    days on market $262,500 Active 148 DOM
16. 2026-09-04
    days on market $262,500 Active 147 DOM
17. 2026-09-03
    days on market $262,500 Active 146 DOM
18. 2026-08-31
    days on market $262,500 Active 143 DOM
19. 2026-08-30
    days on market $262,500 Active 142 DOM
20. 2026-08-29
    days on market $262,500 Active 141 DOM
21. 2026-08-28
    days on market $262,500 Active 140 DOM
22. 2026-08-27
    days on market $262,500 Active 139 DOM
23. 2026-08-25
    days on market $262,500 Active 137 DOM
24. 2026-08-24
    days on market $262,500 Active 136 DOM
25. 2026-08-22
    days on market $262,500 Active 134 DOM
26. 2026-08-21
    days on market $262,500 Active 133 DOM
27. 2026-08-20
    days on market $262,500 Active 132 DOM
28. 2026-08-19
    days on market $262,500 Active 131 DOM
29. 2026-08-18
    days on market $262,500 Active 130 DOM
30. 2026-08-17
    days on market $262,500 Active 129 DOM
31. 2026-08-16
    days on market $262,500 Active 128 DOM
32. 2026-08-15
    days on market $262,500 Active 127 DOM
33. 2026-08-14
    days on market $262,500 Active 126 DOM
34. 2026-08-13
    days on market $262,500 Active 125 DOM
35. 2026-08-12
    days on market $262,500 Active 124 DOM
36. 2026-08-11
    days on market $262,500 Active 123 DOM
37. 2026-08-10
    days on market $262,500 Active 122 DOM
38. 2026-08-09
    days on market $262,500 Active 121 DOM
39. 2026-08-08
    days on market $262,500 Active 120 DOM
40. 2026-08-06
    days on market $262,500 Active 118 DOM
41. 2026-08-05
    days on market $262,500 Active 117 DOM
42. 2026-08-04
    days on market $262,500 Active 116 DOM
43. 2026-08-03
    days on market $262,500 Active 115 DOM
44. 2026-07-31
    days on market $262,500 Active 112 DOM
45. 2026-07-30
    days on market $262,500 Active 111 DOM
46. 2026-07-30
    days on market $262,500 Active 110 DOM
47. 2026-07-28
    days on market $262,500 Active 109 DOM
48. 2026-07-26
    days on market $262,500 Active 107 DOM
49. 2026-07-24
    days on market $262,500 Active 105 DOM
50. 2026-07-23
    days on market $262,500 Active 104 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: $5,532 · $461/mo
• Projected year-2 tax: $5,532 · $461/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 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: $22,660
• − Mortgage interest: −$14,284
• − Property taxes: −$5,532
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$2,448
• − Depreciation: −$7,418
• Taxable loss: −$11,923
• Est. tax savings @ 24.0%: +$2,861
• After-tax cash flow: $-4,539/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,730–$14,190 screening

This well-maintained, turnkey home in Lucas Villas offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace HVAC unit — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Leesburg Elementary School F FL #1,841/2,144 Nat'l #25,956/41,679 Middle Oak Park Middle School F FL #426/571 Nat'l #7,813/14,009 High Leesburg High School F FL #464/667 Nat'l #11,740/17,239

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

C Composite livability gradescore 62/100

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

• Census place: Leesburg, FL
• County: Lake · 386,640 people
• City population: 70,232
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 580
• Household income: $80,601
• Rent vs Own: 0.0% rent · 100.0% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 16% Black 12%
• Hispanic origin (detail): Cuban 13%
• Foreign-born: 13% · Canada
• Languages at home: 82% English-only · Spanish 18%

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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: ▲ 3.92%
• Current HPI: 365.7475
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Turnkey furnished option available
• HOA & community: Monthly association fee (approx. $204)Annual association fees (approx. $2,448)Community amenities: dog park, golf, tennis courts, golf carts allowedSenior communityCats and dogs allowedLease restrictions apply

Exterior

• Parking: Attached garage (1 car, 13x33)
• Security: Gated community (directions reference entry gate)
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedSewer connected
• Home design: Villa (residential)Single-storyMulti/split levelsNorthwest facing
• Construction: Vinyl sidingShingle roofSlab foundationBuilder model: Nest
• Exterior features: Paved roadsIrrigation equipmentCommunity mailboxesDeed-restricted community

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigeratorGas water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingHeat pumpCentral air conditioning
• Interior features: Ceiling fans
• Laundry & utility: WasherDryerInside laundry

Price history

-6.9% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-06 Sold (Public Records) $275,000 Public Records
• 2024-11-27 Sold (MLS) $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-18 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-09 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-31 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-06 Listed $289,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+33.4%/yr

Latest (2025): $5,532 · +3.3% YoY. Source: county tax records.