699 Cindi Ave · Lisbon, FL 34788

$89,000

1 bd · 1.0 ba · 400 sqft · Condo public records · 248 Days on market

Built 2020 $165/mo HOA · 13% 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 +25.8/30.0
• 1% rule +9.6/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!! Best of Both World's, a Tiny home plus you own your real estate. This is a highly desirable 55+ Bonfire Community with LOW HOA FEEs of $120/monthly. This beautiful compact home has energy efficient double pane windows, with blinds. It has dry wall walls with crown molding through out as well as 9" ceilings and a tray ceiling in the living room. All kitchen cabinets have soft close doors and drawers with Whirlpool appliances and washer/dryer. It also includes a gated storage for boat trailers and RV's. Situated on Haines Creek connecting to the Chain of Lakes. Boat slips for lease are on a first come first serve basis. Clubhouse serves as the hub of the community. It includes a full kitchen, library, coin-operated laundry, billiards, shuffleboard courts, and a sundeck with a covered heated pool. Pet friendly park located conveniently near restaurants, shopping, movie theater and medical facilities. Leesburg and the neighboring towns host festivals such as BikeFest, Antique Shows, Georgefest, etc. This move in ready property, with all brand new furnishings is a must have. Price includes $23,000 shares.

Key facts

• Shuffleboard courts
• Library in clubhouse
• 4,017 sq ft lot

Tags

• GATED STORAGE FOR RVS
• FULL KITCHEN IN CLUBHOUSE
• LIBRARY IN CLUBHOUSE
• COIN OPERATED LAUNDRY
• BILLIARDS IN CLUBHOUSE
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: No lease restrictions indicated
• Financial info: Total monthly fees $165; Total annual fees $1,980
• HOA & community: Community: Bonfire Mobile Home Village; Monthly association fee $165 (includes pool, maintenance, sewer, trash, water); Association approval required; Clubhouse, pool, shuffleboard court; Buyer approval required; Golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Sewer connected
• Home design: Manufactured home (single wide); One story; Southeast facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Outdoor grill; Storage

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Freezer; Ice maker; Exhaust fan; Solid surface counters; Solid wood cabinets
• Bedrooms: 1 bedroom
• Flooring: Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Crown molding; High ceilings; Kitchen/family room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Thermostat; Tray ceiling; Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.3% in Lisbon — 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 65/100 on livability (#642 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools 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.
• Market conditions: 287 active listings in the ZIP; 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 $615 of loan paydown is wiped out by about $3k 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 248 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $49k (36%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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. 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 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: 1.46% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 5.7

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-446
• Equity at exit: $13,270

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $17,999
• Equity at exit: $7,695

Cash invested: $24,920 (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 34788

• Home prices YoY: -18.2%
• Active inventory: 287
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$37
• HOA: −$165
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $217

Break-even live

Break-even rent $1,028

Max offer price $89,000

Occupancy floor 78%

Sensitivity live

Price	-10% $268	-5% $242	+0% $217	+5% $192	+10% $167
Rent	-10% $114	-5% $166	+0% $217	+5% $269	+10% $320
Rate	-1.0pp $262	-0.5pp $240	base $217	+0.5pp $194	+1.0pp $171

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $89,000 Active 248 DOM
2. 2026-06-18
   days on market $89,000 Active 245 DOM
3. 2026-06-17
   days on market $89,000 Active 244 DOM
4. 2026-06-16
   days on market $89,000 Active 243 DOM
5. 2026-06-15
   days on market $89,000 Active 242 DOM
6. 2026-06-13
   days on market $89,000 Active 240 DOM
7. 2026-06-09
   days on market $89,000 Active 236 DOM
8. 2026-06-08
   days on market $89,000 Active 235 DOM
9. 2026-06-07
   days on market $89,000 Active 234 DOM
10. 2026-06-04
    days on market $89,000 Active 231 DOM
11. 2026-06-03
    days on market $89,000 Active 230 DOM
12. 2026-06-02
    days on market $89,000 Active 229 DOM
13. 2026-06-02
    days on market $89,000 Active 228 DOM
14. 2026-05-31
    days on market $89,000 Active 227 DOM
15. 2026-04-14
    price $99,000
16. 2026-03-13
    price $109,000
17. 2026-01-12
    price $119,000
18. 2025-11-29
    price $129,000
19. 2025-10-16
    listed $138,000 Active
20. 2025-10-02
    historical
21. 2025-06-30
    listed $137,000 Active
22. 2024-07-15
    historical $1,475
23. 2024-05-15
    listed $1,475
24. 2023-11-14
    historical $1,375
25. 2023-10-29
    listed $1,375
26. 2021-08-09
    soldstatus $80,000 Closed 1142-char remark

    Show marketing remark (1142 chars)

    MOTIVATED SELLER!! Best of Both World's, a Tiny home plus you own your real estate. This is a highly desirable 55+ Bonfire Community with LOW HOA FEEs of $120/monthly. This beautiful compact home has energy efficient double pane windows, with blinds. It has dry wall walls with crown molding through out as well as 9" ceilings and a tray ceiling in the living room. All kitchen cabinets have soft close doors and drawers with Whirlpool appliances and washer/dryer. It also includes a gated storage for boat trailers and RV's. Situated on Haines Creek connecting to the Chain of Lakes. Boat slips for lease are on a first come first serve basis. Clubhouse serves as the hub of the community. It includes a full kitchen, library, coin-operated laundry, billiards, shuffleboard courts, and a sundeck with a covered heated pool. Pet friendly park located conveniently near restaurants, shopping, movie theater and medical facilities. Leesburg and the neighboring towns host festivals such as BikeFest, Antique Shows, Georgefest, etc. This move in ready property, with all brand new furnishings is a must have. Price includes $23,000 shares.

27. 2021-07-27
    status Pending 1142-char remark

    Show marketing remark (1142 chars)

    MOTIVATED SELLER!! Best of Both World's, a Tiny home plus you own your real estate. This is a highly desirable 55+ Bonfire Community with LOW HOA FEEs of $120/monthly. This beautiful compact home has energy efficient double pane windows, with blinds. It has dry wall walls with crown molding through out as well as 9" ceilings and a tray ceiling in the living room. All kitchen cabinets have soft close doors and drawers with Whirlpool appliances and washer/dryer. It also includes a gated storage for boat trailers and RV's. Situated on Haines Creek connecting to the Chain of Lakes. Boat slips for lease are on a first come first serve basis. Clubhouse serves as the hub of the community. It includes a full kitchen, library, coin-operated laundry, billiards, shuffleboard courts, and a sundeck with a covered heated pool. Pet friendly park located conveniently near restaurants, shopping, movie theater and medical facilities. Leesburg and the neighboring towns host festivals such as BikeFest, Antique Shows, Georgefest, etc. This move in ready property, with all brand new furnishings is a must have. Price includes $23,000 shares.

28. 2021-05-11
    price $85,900 1142-char remark

    Show marketing remark (1142 chars)

    MOTIVATED SELLER!! Best of Both World's, a Tiny home plus you own your real estate. This is a highly desirable 55+ Bonfire Community with LOW HOA FEEs of $120/monthly. This beautiful compact home has energy efficient double pane windows, with blinds. It has dry wall walls with crown molding through out as well as 9" ceilings and a tray ceiling in the living room. All kitchen cabinets have soft close doors and drawers with Whirlpool appliances and washer/dryer. It also includes a gated storage for boat trailers and RV's. Situated on Haines Creek connecting to the Chain of Lakes. Boat slips for lease are on a first come first serve basis. Clubhouse serves as the hub of the community. It includes a full kitchen, library, coin-operated laundry, billiards, shuffleboard courts, and a sundeck with a covered heated pool. Pet friendly park located conveniently near restaurants, shopping, movie theater and medical facilities. Leesburg and the neighboring towns host festivals such as BikeFest, Antique Shows, Georgefest, etc. This move in ready property, with all brand new furnishings is a must have. Price includes $23,000 shares.

29. 2021-05-03
    listed $89,900 Active 1142-char remark

    Show marketing remark (1142 chars)

    MOTIVATED SELLER!! Best of Both World's, a Tiny home plus you own your real estate. This is a highly desirable 55+ Bonfire Community with LOW HOA FEEs of $120/monthly. This beautiful compact home has energy efficient double pane windows, with blinds. It has dry wall walls with crown molding through out as well as 9" ceilings and a tray ceiling in the living room. All kitchen cabinets have soft close doors and drawers with Whirlpool appliances and washer/dryer. It also includes a gated storage for boat trailers and RV's. Situated on Haines Creek connecting to the Chain of Lakes. Boat slips for lease are on a first come first serve basis. Clubhouse serves as the hub of the community. It includes a full kitchen, library, coin-operated laundry, billiards, shuffleboard courts, and a sundeck with a covered heated pool. Pet friendly park located conveniently near restaurants, shopping, movie theater and medical facilities. Leesburg and the neighboring towns host festivals such as BikeFest, Antique Shows, Georgefest, etc. This move in ready property, with all brand new furnishings is a must have. Price includes $23,000 shares.

ⓘ 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: $1,723 · $144/mo
• Projected year-2 tax: $1,723 · $144/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 · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,639
• − Mortgage interest: −$4,985
• − Property taxes: −$1,723
• − Insurance: −$445
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − HOA: −$1,980
• − Depreciation: −$2,589
• Taxable income: $1,415
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,267/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 — Lisbon

• Score: 65/100
• State rank: #642
• US rank: #12649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 364,602 people
• City population: 21,867
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 22,137
• Household income: $54,147
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 406.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 9% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -61.07%
• Current HPI: 273.6616
• 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

+10.1% since first listed

15 events — show timeline

• 2026-04-14 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-29 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Listed $138,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listed $137,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-15 Rental Removed $1,475 Avail
• 2024-05-15 Listed for Rent $1,475 Avail
• 2023-11-14 Rental Removed $1,375 Avail
• 2023-10-29 Listed for Rent $1,375 Avail
• 2021-08-09 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-11 Price Changed $85,900 Stellar MLS as Distributed by MLS Grid
• 2021-05-03 Listed $89,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+26.3%/yr

Latest (2025): $1,723 · -1.8% YoY. Source: county tax records.