1123 Forest Ln · Tavares, FL 32778

$125,000

2 bd · 2.0 ba · 912 sqft · Manufactured public records · 14 Days on market

Built 1972 6,518 sqft lot Est $105k · 19% over $50/mo HOA · 3% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The best of Tavares 55+ Living awaits! You own the land! Low HOA fees. Don't miss this completely updated home in Imperial Terrace with no carpeting. You'll have new kitchen cabinets, a soaking tub in the guest bathroom and fresh paint and flooring throughout. Plus the Air Conditioner was replaced in 2018. There's a separate well for the irrigation sprinklers. You'll have access the beautiful Harris Chain of lakes and a community center with pool.

Key facts

• Covered parking
• Soaking tub
• Newer a c system

Tags

• UPDATED FLOORING
• FRESH INTERIOR PAINT
• UPGRADED CABINETRY
• SOAKING TUB
• NEWER A C SYSTEM
• COVERED PARKING

Property features AI

Finance

• Financial info: Total monthly fees shown as $50; total annual fees $600; Lease restrictions apply
• HOA & community: Monthly association fee of $50 (includes common area taxes, pool, management, recreational facilities); Association name: Deborah Jackson; Association fee required; Community features: Association-owned recreation, deed restrictions, buyer approval required, pool, golf carts allowed, reclaimed water irrigation; Senior community; Pets allowed

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Sprinkler meter
• Home design: Residential mobile home (double wide); One story; Faces southeast; Entry on one level
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built on a 0.15-acre lot (approx. 80 x 82)
• Exterior features: Rain gutters; Sliding doors; Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Open floor plan; Solid surface counters; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside (common area access)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.0% vs local median 4.5% in Tavares — 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 76/100 on livability (#220 in FL, #3,464 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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: Tavares Elementary School (math 49% / reading 45%, grade D-, #1,191 of 2,144 statewide, top 57%, 875 students, 61% FRL); Tavares High School (math 32% / reading 40%, grade F, #359 of 667 statewide, top 55%, 1,507 students, 45% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 501 active listings in the ZIP; 3 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 33% of the median local income ($63k/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 $864 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 + 4.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 12y 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 $92k; 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.41% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $104,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 Forest Ln	0.00mi	2/2.0	912 (0%)	1mo	$105,000	$115	99
11905 Linda Ave	0.20mi	2/2.0	916 (+0%)	8mo	$123,500	$135	83
2412 Vindale Rd	0.17mi	2/2.0	960 (+5%)	10mo	$81,500	$85	75

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.36×
• Total profit: $12,575
• Equity at exit: $18,638

10-year hold

• IRR: 19.1%
• Equity multiple: 2.68×
• Total profit: $58,829
• Equity at exit: $10,808

Cash invested: $35,000 (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 32778

• Home prices YoY: -23.4%
• Rents YoY: 4.0%
• Active inventory: 501
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$52
• HOA: −$50
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $485

Break-even live

Break-even rent $1,147

Max offer price $125,000

Occupancy floor 67%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 W Rosewood Ln Tavares, FL	3.0	2.0	1125	$1,195	$1.06	3d	1	1.18mi
1585 Dead River Rd Tavares, FL	3.0	2.0	1053	$1,990	$1.89	23d	1	1.19mi
123 N Lake Ave Tavares, FL	2.0	1.0	1120	$1,595	$1.42	23d	1	1.35mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 21 events

1. 2026-05-14
   status Pending
2. 2026-04-30
   listed $125,000 Active
3. 2021-07-28
   soldstatus $92,000
4. 2021-07-19
   soldstatus $92,000 Closed 454-char remark

   Show marketing remark (454 chars)

   The best of Tavares 55+ Living awaits! You own the land! Low HOA fees. Don't miss this completely updated home in Imperial Terrace with no carpeting. You'll have new kitchen cabinets, a soaking tub in the guest bathroom and fresh paint and flooring throughout. Plus the Air Conditioner was replaced in 2018. There's a separate well for the irrigation sprinklers. You'll have access the beautiful Harris Chain of lakes and a community center with pool.

5. 2021-06-23
   status Pending 454-char remark

   Show marketing remark (454 chars)

   The best of Tavares 55+ Living awaits! You own the land! Low HOA fees. Don't miss this completely updated home in Imperial Terrace with no carpeting. You'll have new kitchen cabinets, a soaking tub in the guest bathroom and fresh paint and flooring throughout. Plus the Air Conditioner was replaced in 2018. There's a separate well for the irrigation sprinklers. You'll have access the beautiful Harris Chain of lakes and a community center with pool.

6. 2021-06-17
   status Active 454-char remark

   Show marketing remark (454 chars)

   The best of Tavares 55+ Living awaits! You own the land! Low HOA fees. Don't miss this completely updated home in Imperial Terrace with no carpeting. You'll have new kitchen cabinets, a soaking tub in the guest bathroom and fresh paint and flooring throughout. Plus the Air Conditioner was replaced in 2018. There's a separate well for the irrigation sprinklers. You'll have access the beautiful Harris Chain of lakes and a community center with pool.

7. 2021-06-17
   price $95,999 454-char remark

   Show marketing remark (454 chars)

   The best of Tavares 55+ Living awaits! You own the land! Low HOA fees. Don't miss this completely updated home in Imperial Terrace with no carpeting. You'll have new kitchen cabinets, a soaking tub in the guest bathroom and fresh paint and flooring throughout. Plus the Air Conditioner was replaced in 2018. There's a separate well for the irrigation sprinklers. You'll have access the beautiful Harris Chain of lakes and a community center with pool.

8. 2021-01-26
   listed $99,900 Active 454-char remark

   Show marketing remark (454 chars)

   The best of Tavares 55+ Living awaits! You own the land! Low HOA fees. Don't miss this completely updated home in Imperial Terrace with no carpeting. You'll have new kitchen cabinets, a soaking tub in the guest bathroom and fresh paint and flooring throughout. Plus the Air Conditioner was replaced in 2018. There's a separate well for the irrigation sprinklers. You'll have access the beautiful Harris Chain of lakes and a community center with pool.

9. 2018-02-22
   soldstatus $39,900 Sold 427-char remark

   Show marketing remark (427 chars)

   Charming cozy two bedroom two bath with a Florida room. A great snowbird or full time owner. Large lot with private hedge along the back yard. The park has plenty of enjoyable get togethers. Close to shopping, hospitals and good restaurants. Short trip to Orlando and airport. . Get yourself a golf cart and take a short trip around the park and enjoy the water view at the marina. This is a park you will enjoy to live in. s.

10. 2018-02-06
    status Pending 427-char remark

    Show marketing remark (427 chars)

    Charming cozy two bedroom two bath with a Florida room. A great snowbird or full time owner. Large lot with private hedge along the back yard. The park has plenty of enjoyable get togethers. Close to shopping, hospitals and good restaurants. Short trip to Orlando and airport. . Get yourself a golf cart and take a short trip around the park and enjoy the water view at the marina. This is a park you will enjoy to live in. s.

11. 2018-01-30
    price $44,900 427-char remark

    Show marketing remark (427 chars)

    Charming cozy two bedroom two bath with a Florida room. A great snowbird or full time owner. Large lot with private hedge along the back yard. The park has plenty of enjoyable get togethers. Close to shopping, hospitals and good restaurants. Short trip to Orlando and airport. . Get yourself a golf cart and take a short trip around the park and enjoy the water view at the marina. This is a park you will enjoy to live in. s.

12. 2017-12-15
    status Active 427-char remark

    Show marketing remark (427 chars)

    Charming cozy two bedroom two bath with a Florida room. A great snowbird or full time owner. Large lot with private hedge along the back yard. The park has plenty of enjoyable get togethers. Close to shopping, hospitals and good restaurants. Short trip to Orlando and airport. . Get yourself a golf cart and take a short trip around the park and enjoy the water view at the marina. This is a park you will enjoy to live in. s.

13. 2017-12-08
    status Pending 427-char remark

    Show marketing remark (427 chars)

    Charming cozy two bedroom two bath with a Florida room. A great snowbird or full time owner. Large lot with private hedge along the back yard. The park has plenty of enjoyable get togethers. Close to shopping, hospitals and good restaurants. Short trip to Orlando and airport. . Get yourself a golf cart and take a short trip around the park and enjoy the water view at the marina. This is a park you will enjoy to live in. s.

14. 2017-12-01
    listed $54,500 Active 427-char remark

    Show marketing remark (427 chars)

    Charming cozy two bedroom two bath with a Florida room. A great snowbird or full time owner. Large lot with private hedge along the back yard. The park has plenty of enjoyable get togethers. Close to shopping, hospitals and good restaurants. Short trip to Orlando and airport. . Get yourself a golf cart and take a short trip around the park and enjoy the water view at the marina. This is a park you will enjoy to live in. s.

15. 2014-08-27
    soldstatus $45,000
16. 2014-08-21
    soldstatus $45,000 Sold
17. 2014-08-07
    status Pending
18. 2014-06-14
    status Active
19. 2014-06-10
    historical
20. 2014-05-05
    listed $49,900 Active
21. 1994-02-10
    soldstatus $35,000

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/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 ≥107°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: $21,131
• − Mortgage interest: −$7,002
• − Property taxes: −$1,781
• − Insurance: −$625
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$600
• − Depreciation: −$3,636
• Taxable income: $4,106
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $4,836/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 — Tavares

• Score: 76/100
• State rank: #220
• US rank: #3464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tavares, FL
• County: Lake County · 364,602 people
• City population: 25,042
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 25,042
• Household income: $63,472
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 586.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Dominican Republic, Jamaica
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 2% Other Asian/Pacific 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: ▼ -88.07%
• Current HPI: 288.7123
• Rent YoY: ▲ 4.05%
• 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

+257.1% since first listed

21 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-28 Sold (Public Records) $92,000 Public Records
• 2021-07-19 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-06-17 Price Changed $95,999 Stellar MLS as Distributed by MLS Grid
• 2021-01-26 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2018-02-22 Sold (MLS) $39,900 Stellar MLS as Distributed by MLS Grid
• 2018-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-01-30 Price Changed $44,900 Stellar MLS as Distributed by MLS Grid
• 2017-12-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-12-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-01 Listed $54,500 Stellar MLS as Distributed by MLS Grid
• 2014-08-27 Sold (Public Records) $45,000 Public Records
• 2014-08-21 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-07 Pending — 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
• 2014-05-05 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1994-02-10 Sold (Public Records) $35,000 Public Records

Property tax history

+24.3%/yr

Latest (2025): $1,781 · +4.0% YoY. Source: county tax records.