25034 Betton Hl · Leesburg, FL 34748

$129,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 61 Days on market

Built 1988 6,240 sqft lot Est $135k · at est. $165/mo HOA · 7% 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 +9.6/15.0
• 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 MLS

Just Reduced! Great retirement home or investment property. Home is in gated community of Plantation at Leesburg. This 2 bed 2 bath home with enclosed porch needs a new owner. Home is bright, open with dining area off the kitchen. Master suite with ample counter space, 1 sink, tub, separate shower and nice size closet. Kitchen has ample cabinets and panty. Updates and repairs are needed bring your imagination this property has potential! This property may qualify for Seller Financing (Vendee). Home location is convenient to shopping, restaurants and entertainment. Call today for your private showing.

Key facts

• Fitness center
• Shuffleboard courts
• Clubhouse

Tags

• RESORT STYLE AMENITIES
• CLUBHOUSE
• POOL
• FITNESS CENTER
• SHUFFLEBOARD COURTS
• SCHEDULED SOCIAL ACTIVITIES

Property features AI

Finance

• Other: Unfurnished; Living area listed as 1,456 sq ft (per public records); Total building area listed as 2,300 sq ft (per public records); Lot approximately 0.14 acre (about 580 sq meters)
• Financial info: Total annual HOA fees approximately $1,980; Lease restrictions apply
• HOA & community: Plantation at Leesburg community; Monthly HOA $165 (required); HOA includes pool, maintenance of grounds, private road, recreational facilities, escrow reserves; Association approval required; Community amenities: clubhouse, fitness center, pool, golf course access, recreation facilities, security, deed restrictions, golf carts allowed, senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community; 24-hour guard (included in association)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential manufactured double-wide home; One level; Faces west; PUD zoning
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as double-wide manufactured home
• Exterior features: Storage shed/space; Asphalt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 6 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).
• At $2,207/mo this rent would consume 46% of the median local household income ($58k/yr) (locally 1745% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago 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.
• Current owner paid $95k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.71% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.09%
• DSCR: 1.94
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $135,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25101 Barrow Hl	0.05mi	2/2.0 (-1)	1,446 (-1%)	10mo	$135,000	$93	83

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.37×
• Total profit: $13,228
• Equity at exit: $19,234

10-year hold

• IRR: 15.8%
• Equity multiple: 2.09×
• Total profit: $39,262
• Equity at exit: $11,154

Cash invested: $36,120 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$676
• Tax from tax record: −$214 /mo · $2,564/yr
• Insurance: −$54
• HOA: −$165
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $635

Break-even live

Break-even rent $1,404

Max offer price $129,000

Occupancy floor 66%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5009 El Destino Dr Leesburg, FL	2.0	2.0	1428	$2,450	$1.72	23d	1	0.19mi
25049 Navel Ave Leesburg, FL	2.0	2.0	1430	$2,800	$1.96	23d	1	0.36mi
25533 Belle Helene Leesburg, FL	2.0	2.0	1352	$1,650	$1.22	4d	1	0.64mi
4728 Belle Grv Leesburg, FL	2.0	2.0	1480	$1,700	$1.15	23d	1	0.68mi
4501 River Ridge Dr Leesburg, FL	2.0	2.0	1467	$1,725	$1.18	4d	1	1.12mi
10140 Huntingnet Way Leesburg, FL	3.0	2.0	1589	$2,250	$1.42	23d	1	1.16mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: security

Listing history 27 events

1. 2026-06-18
   days on market $129,000 Active 61 DOM
2. 2026-06-17
   days on market $129,000 Active 60 DOM
3. 2026-06-16
   days on market $129,000 Active 59 DOM
4. 2026-06-15
   days on market $129,000 Active 58 DOM
5. 2026-06-13
   days on market $129,000 Active 56 DOM
6. 2026-06-09
   days on market $129,000 Active 52 DOM
7. 2026-06-08
   days on market $129,000 Active 51 DOM
8. 2026-06-07
   days on market $129,000 Active 50 DOM
9. 2026-06-04
   days on market $129,000 Active 47 DOM
10. 2026-06-03
    days on market $129,000 Active 46 DOM
11. 2026-06-02
    days on market $129,000 Active 45 DOM
12. 2026-06-01
    days on market $129,000 Active 44 DOM
13. 2026-05-31
    days on market $129,000 Active 43 DOM
14. 2026-04-18
    listed $129,000 Active
15. 2025-11-26
    price $139,000
16. 2025-11-06
    status Active
17. 2025-10-07
    listed $145,000 Active
18. 2022-03-18
    soldstatus $95,000 Closed 611-char remark

    Show marketing remark (611 chars)

    Just Reduced! Great retirement home or investment property. Home is in gated community of Plantation at Leesburg. This 2 bed 2 bath home with enclosed porch needs a new owner. Home is bright, open with dining area off the kitchen. Master suite with ample counter space, 1 sink, tub, separate shower and nice size closet. Kitchen has ample cabinets and panty. Updates and repairs are needed bring your imagination this property has potential! This property may qualify for Seller Financing (Vendee). Home location is convenient to shopping, restaurants and entertainment. Call today for your private showing.

19. 2022-01-21
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Just Reduced! Great retirement home or investment property. Home is in gated community of Plantation at Leesburg. This 2 bed 2 bath home with enclosed porch needs a new owner. Home is bright, open with dining area off the kitchen. Master suite with ample counter space, 1 sink, tub, separate shower and nice size closet. Kitchen has ample cabinets and panty. Updates and repairs are needed bring your imagination this property has potential! This property may qualify for Seller Financing (Vendee). Home location is convenient to shopping, restaurants and entertainment. Call today for your private showing.

20. 2022-01-06
    price $95,000 611-char remark

    Show marketing remark (611 chars)

    Just Reduced! Great retirement home or investment property. Home is in gated community of Plantation at Leesburg. This 2 bed 2 bath home with enclosed porch needs a new owner. Home is bright, open with dining area off the kitchen. Master suite with ample counter space, 1 sink, tub, separate shower and nice size closet. Kitchen has ample cabinets and panty. Updates and repairs are needed bring your imagination this property has potential! This property may qualify for Seller Financing (Vendee). Home location is convenient to shopping, restaurants and entertainment. Call today for your private showing.

21. 2021-12-29
    status Active 611-char remark

    Show marketing remark (611 chars)

    Just Reduced! Great retirement home or investment property. Home is in gated community of Plantation at Leesburg. This 2 bed 2 bath home with enclosed porch needs a new owner. Home is bright, open with dining area off the kitchen. Master suite with ample counter space, 1 sink, tub, separate shower and nice size closet. Kitchen has ample cabinets and panty. Updates and repairs are needed bring your imagination this property has potential! This property may qualify for Seller Financing (Vendee). Home location is convenient to shopping, restaurants and entertainment. Call today for your private showing.

22. 2021-12-21
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Just Reduced! Great retirement home or investment property. Home is in gated community of Plantation at Leesburg. This 2 bed 2 bath home with enclosed porch needs a new owner. Home is bright, open with dining area off the kitchen. Master suite with ample counter space, 1 sink, tub, separate shower and nice size closet. Kitchen has ample cabinets and panty. Updates and repairs are needed bring your imagination this property has potential! This property may qualify for Seller Financing (Vendee). Home location is convenient to shopping, restaurants and entertainment. Call today for your private showing.

23. 2021-11-23
    price $105,000 611-char remark

    Show marketing remark (611 chars)

    Just Reduced! Great retirement home or investment property. Home is in gated community of Plantation at Leesburg. This 2 bed 2 bath home with enclosed porch needs a new owner. Home is bright, open with dining area off the kitchen. Master suite with ample counter space, 1 sink, tub, separate shower and nice size closet. Kitchen has ample cabinets and panty. Updates and repairs are needed bring your imagination this property has potential! This property may qualify for Seller Financing (Vendee). Home location is convenient to shopping, restaurants and entertainment. Call today for your private showing.

24. 2021-10-18
    listed $115,000 Active 611-char remark

    Show marketing remark (611 chars)

    Just Reduced! Great retirement home or investment property. Home is in gated community of Plantation at Leesburg. This 2 bed 2 bath home with enclosed porch needs a new owner. Home is bright, open with dining area off the kitchen. Master suite with ample counter space, 1 sink, tub, separate shower and nice size closet. Kitchen has ample cabinets and panty. Updates and repairs are needed bring your imagination this property has potential! This property may qualify for Seller Financing (Vendee). Home location is convenient to shopping, restaurants and entertainment. Call today for your private showing.

25. 2010-10-12
    soldstatus $80,000
26. 2010-09-24
    soldstatus $80,000
27. 2009-01-19
    listed $85,000

ⓘ 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: $2,564 · $214/mo
• Projected year-2 tax: $2,564 · $214/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,487
• − Mortgage interest: −$7,226
• − Property taxes: −$2,564
• − Insurance: −$645
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − HOA: −$1,980
• − Depreciation: −$3,753
• Taxable income: $6,081
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $6,158/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

+51.8% since first listed

14 events — show timeline

• 2026-04-18 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-18 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-06 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-12-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-23 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-18 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-12 Sold (Public Records) $80,000 Public Records
• 2010-09-24 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2009-01-19 Listed $85,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $2,564 · +2.4% YoY. Source: county tax records.